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HomeMy WebLinkAboutAgenda Packet - PC - 2019.08.26Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers7:00 PMMonday, August 26, 2019 STUDY SESSION - 6:00 p.m. - Conference Room A Housing Legislationa. 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES Draft August 12, 2019 Planning Commission Meeting Minutesa. Draft August 12, 2019 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA Members of the public may speak about any item not on the agenda. Members of the public wishing to suggest an item for a future Planning Commission agenda may do so during this public comment period . The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. Speakers are asked to fill out a "request to speak " card located on the table by the door and hand it to staff, although the provision of a name, address or other identifying information is optional. Speakers are limited to three minutes each; the Chair may adjust the time limit in light of the number of anticipated speakers. 6. STUDY ITEMS 7. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on simultaneously unless separate discussion and /or action is requested by the applicant, a member of the public or a commissioner prior to the time the Commission votes on the motion to adopt. Page 1 City of Burlingame Printed on 8/26/2019 August 26, 2019Planning Commission Meeting Agenda 503 Howard Avenue, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling and Special Permit for a new attached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e) (1) of the CEQA Guidelines. (JoAnn Gann, applicant and designer; Joseph and Judith Hamilton, property owners) (121 noticed) Staff Contact: Michelle Markiewicz a. 503 Howard Ave - Staff Report 503 Howard Ave - Attachments 503 Howard Ave - Plans Attachments: 2601 Easton Drive, zoned R -1 - Application for Design Review and Special Permits for declining height envelope and an attached garage for a new, two -story single family dwelling and attached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) of the CEQA Guidelines. (Gary Diebel, Diebel and Company | Architects, applicant and architect; Liz and Debanjan Ray, property owners) (91 noticed) Staff Contact: 'Amelia Kolokihakaufisi b. 2601 Easton Dr - Staff Report 2601 Easton Dr - Attachments 2601 Easton Dr - Plans Attachments: 8. REGULAR ACTION ITEMS 812 Linden Avenue (vacant lot adjacent to 816 Linden Avenue), zoned R-1 - Application for a Conditional Use Permit for re -emerging lots, Design Review and Special Permit for attached garage for one new, two -story single family dwelling and attached garage at 812 Linden Avenue (vacant parcel next to 816 Linden Ave). This project is Categorically Exempt from review pursuant to the California Environmental Quality act (CEQA), per Section 5301(a) (Tim Raduenz, Form + One Design, applicant and designer; 812 Linden LLC and 816 Linden LLC, property owners) (149 noticed) Staff Contact: Erika Lewit a. 812 and 816 Linden Ave - Staff Report 812 and 816 Linden Ave - Attachments 812 and 816 Linden Ave - Plans Attachments: 4 La Mesa Court, zoned R -1 - Application for Design Review Amendment for changes to windows and exterior materials of a previously approved new single family dwelling. (Four La Mesa LLC, applicant and property owner; Form + One Design, designer) (69 noticed) Staff Contact: Ruben Hurin b. 4 La Mesa Ct - Staff Report 4 La Mesa Ct - Attachments 4 La Mesa Ct - Plans Attachments: Page 2 City of Burlingame Printed on 8/26/2019 August 26, 2019Planning Commission Meeting Agenda 620 Airport Boulevard, zoned AA - Application for a Five -Year Extension of a Conditional Use Permit for an existing aiport parking interim use. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 of the CEQA Guidelines. (Boca Lake Office, Inc ., applicant and property owner ) (32 notices) Staff Contact: Ruben Hurin c. 620 Airport Blvd - Staff Report 620 Airport Blvd - Attachments Attachments: 9. DESIGN REVIEW STUDY 1453 Bernal Avenue - zoned R-1 - Application for Design Review for a new, two -story single family dwelling and detached garage. (Tim Raduenz, Form + One, designer and applicant; Josh and Lisa Friedman, property owners) (122 noticed) Staff Contact: Erika Lewit a. 1453 Bernal Ave - Staff Report 1453 Bernal Ave - Attachments 1453 Bernal Ave - Historic Resource Evaluation 1453 Bernal Ave - Plans Attachments: 1515 Los Altos Drive, zoned R -1 - Application for Design Review and Hillside Area Construction Permit for a first and second story addition to an existing single family dwelling. (Ryan Morris, Morris Architecture, applicant and architect, Peter Wise and Stephanie Wen, property owners) (96 noticed) Staff Contact: Michelle Markiewicz b. 1515 Los Altos Dr - Staff Report 1515 Los Altos Dr - Attachments 1515 Los Altos Dr - Plans Attachments: 2345 Poppy Drive, zoned R -1 - Application for Design Review for an addition to existing attic space above the second story of an existing single family dwelling. (Charles Holman, Charles Holman Design, applicant and designer; Michelle and Bryan Dow, property owners) (137 noticed) Staff Contact: 'Amelia Kolokihakaufisi c. 2345 Poppy Dr - Staff Report 2345 Poppy Dr - Attachments 2345 Poppy Dr - Plans Attachments: Page 3 City of Burlingame Printed on 8/26/2019 August 26, 2019Planning Commission Meeting Agenda 1520 Ralston Avenue, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling and a Conditional Use Permit for an accessory structure. (Jo Ann Gann, designer and applicant; Thomas and Anna Tracy, property owners) (128 noticed) Staff Contact: Erika Lewit d. 1520 Ralston Ave - Staff Report 1520 Ralston Ave - Attachments 1520 Ralston Ave - Historic Resource Evaluation 1520 Ralston Ave - Plans Attachments: 1319 Capuchino Avenue, zoned R-1 - Application for Design Review for a new, two -story single family dwelling and detached garage. (James Chu, Chu Design Associates, Inc ., applicant and designer; Patrick Gilson, property owner) (122 noticed) Staff Contact: Michelle Markiewicz e. 1319 Capuchino Ave - Staff Report 1319 Capuchino Ave - Attachments 1319 Capuchino Ave - Plans Attachments: 2104 Broadway, zoned R-1 - Application for Design Review for a first and second story addition to an existing single family dwelling. (Jeanne Davis, applicant and architect; Lesley and Derek Bowler, property owners) (88 noticed) Staff Contact: Michelle Markiewicz f. 2104 Broadway - Staff Report 2104 Broadway - Attachments 2104 Broadway - Plans Attachments: 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS - Commission Communications - City Council regular meeting August 19, 2019 12. ADJOURNMENT Note: An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on August 26, 2019. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on September 5, 2019, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $1,045, which includes noticing costs. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection during normal business hours at the Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California. Page 4 City of Burlingame Printed on 8/26/2019 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council ChambersMonday, August 12, 2019 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. 2. ROLL CALL Sargent, Kelly, Terrones, Tse, and GaulPresent5 - Comaroto, and LoftisAbsent2 - 3. APPROVAL OF MINUTES A motion was made by Commissioner Terrones, seconded by Commissioner Sargent, to approve the meeting minutes as amended. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - a.Draft July 8, 2019 Planning Commission Meeting Minutes Draft July 8, 2019 Planning Commission Meeting MinutesAttachments: b.Draft July 22, 2019 Planning Commission Meeting Minutes Draft July 22, 2019 Planning Commission Meeting MinutesAttachments: 4. APPROVAL OF AGENDA Item 7b (1669 Bayshore Highway) has been continued to a future date. 5. PUBLIC COMMENTS, NON-AGENDA There were no Public Comments. 6. STUDY ITEMS There were no Study Items. 7. CONSENT CALENDAR a.709 Plymouth Way, zoned R-1 - Application for Design Review for a previously approved first and second floor addition to an existing single family dwelling (previous approval expired - no changes proposed to project). The project is Categorically Exempt from Page 1City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (Jesse Guerse, designer; Luai Kaileh, applicant; Ibrahim and Maha Kaileh, property owners) (134 noticed) Staff Contact: Erika Lewit 709 Plymouth Way - Staff Report 709 Plymouth Way - Attachments 709 Plymouth Way - Plans Attachments: Commissioner Terrones made a motion, seconded by Commissioner Tse, to approve the Consent Item. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - b.1669 Bayshore Highway, zoned IB - Application for a One Year Extension of a previously approved Conditional Use Permit and Parking Variance for a commercial recreation business. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) of the CEQA Guidelines. (Craig Ranier Gadduang, applicant; 1669 & 1699 Bayshore LLC, property owner) (28 noticed) Staff Contact: 'Amelia Kolokihakaufisi - THIS ITEM HAS BEEN CONTINUED TO A FUTURE PLANNING COMMISSION MEETING - DATE TO BE DETERMINED 8. REGULAR ACTION ITEMS a.920 Bayswater Avenue, zoned MMU & R -3 - Application for Design Review Amendment for changes to a previously approved application for Mitigated Negative Declaration, Lot Merger, Design Review, Conditional Use Permit for Multifamily Residential, and Density Bonus Incentive for a New 128-Unit Apartment Development. (Fore Property Company, applicant and property owner; Withee Malcolm Architects, LLP) (325 noticed) Staff Contact: Catherine Keylon 920 Bayswater Ave - Staff Report 920 Bayswater Ave - Attachments 920 Bayswater Ave - Plans 920 Bayswater Ave - Elevator Shop Drawings Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Community Development Director Gardiner provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. Mark Pilarczyk, Fore Property Company, represented the applicant, with architect Dirk Thelen, Withee Malcolm Architects. Commission Questions/Comments: Page 2City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes >Elevator drawing shows 5 feet overrun above the elevator car? (Pilarczyk: Correct. Serves 7 stops, two in the garage plus each floor including roof.) >Why not side mount elevator mechanical? (Pilarczyk: Has looked at options for minimizing the height . This configuration is because it has 7 stops.) >Do the plans identify all of the edits from the entitlements to the proposed drawings? (Pilarczyk: These are the items that are called out from staff.) >Shadow line on the elevation does not correspond to the floor plan. (Pilarczyk: That line is showing a downspout for drainage from the roof.) >Revised overrun does not have roof details. Were roof forms considered? (Pilarczyk: Intent is to minimize the design so as not to draw the eye to the element .)(Thelen: Did a study with a roof form, and it looked like a mushroom. It would attract the eye to it.) Public Comments: There were no public comments. Vice Chair Kelly closed the public hearing. Commission Discussion: >Understands why the changes have been brought forward. Has to ask if the revisions would have been approved if the revised elements had been proposed originally. Some of the changes such as the sheer walls are an improvement.) >Elevator tower will not be particularly noticeable from the ground floor. However could have some additional detail to be appreciated from the roof deck itself, such as a trellis. >See if there are additional options to improve the aesthetics or reduce the overrun of the elevator tower. >There is a lot of articulation and interest, so most of these revisions will not be noticeable. >The elevator tower constructed on the roof of the former Burlingame Hotel is hardly noticeable from the street. >Changes to the elevator tower can be reviewed by staff. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to approve the application. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - b.725 Plymouth Way, zoned R -1 - Application for Design Review and Special Permit for declining height envelope for a first and second floor addition to an existing single family dwelling. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(2) of the CEQA Guidelines. (James Stavoy, applicant and architect; Heather and David Sanchez, property owners ) (138 noticed) Staff Contact: 'Amelia Kolokihakaufisi 725 Plymouth Way - Staff Report 725 Plymouth Way - Attachments 725 Plymouth Way - Plans Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Associate Planner Kolokihakaufisi provided an overview of the staff report. Page 3City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes There were no questions of staff. Vice Chair Kelly opened the public hearing. Jim Stavoy represented the applicant, with property owners David and Heather Sanchez. There were no questions from the commission. Public Comments: Leslie Reisfeld, 724 Lexington Way, located behind the subject property: Thrilled they will add on . Understands the need for expanding. Questions the tree permit to cut down the shrub; the arborist report mentions that the drip line from the expansion of the house will be impacted. Concerned acacia at neighboring property at 724 Lexington would also be impacted. Wants reassurance that the acacia tree will not be impacted given how the roots are. Also in the file it showed that the applicants met with lots of neighbors, but we were not contacted. Might impact the fence, curious if there has been a survey and whether the fence is on the property line. Jeannie Bosley, 729 Plymouth Way: Concern adjustments are not adequate. The 7-inch solution may have some technical merit, but in terms of impact it has no practical merit. More than half of the western side would still be out of compliance. The second story of the house extends 12'-11" beyond the rear wall of 729 Plymouth Way; other houses in the neighborhood that expanded beyond the original footprint only expanded the first floor, not a second story addition. There are options available that would not impact 729 Plymouth Way. Jim Stavoy: Happy to work with neighbor on the adjacent tree. The house is not approaching the required rear yard setback. Question to applicant: Clarify declining height envelope not in front? (Stavoy: Wanted to maintain character of the front. If it was shifted over it would look off -balance. Thought they were maintaining the look of the other second stories in the area.) Vice Chair Kelly closed the public hearing. Commission Discussion: >Does not see much of a change from the prior submittal. Could leave the first dormer and keep the front of the house, but beyond that it is hard to support the special permit. It will create an alley effect. >Likes the change with the added window grids. Will help it fit into the neighborhood. >Has done a lot to tuck the second story into the roof structure. But hung up on the declining height envelope special permit. Declining height envelope exceptions are typically applied in the hillside where the calculations do not work. There are probably lots of other options that would have less impact on the neighbor. >Massing seems off, is creating the problem for itself. >Issue is not with the declining height envelope special permit itself, but from design review - the west elevation still needs work. Second story builds on nonconforming setback, then asking for a special permit to violate the declining height envelope. >In other instances the second floors asking for declining height envelope exceptions do not go straight up. It's usually for dormers etc. >Tucking some of the second floors can go further with the design, might be able to apply some of the exceptions for dormers. >Seems like there are opportunities with the floorplan to reduce the encroachment. The hallway is wide. >Does not see the unique circumstances for the special permit. >Likes the design with the traditional detail and massing, but cannot support the special permit. Page 4City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes Vice Chair Kelly re-opened the public hearing. >Stavoy: Can look at options that would not require a special permit. Vice Chair Kelly closed the public hearing. Commission comments: >Issue is not with having a second story in itself, it is with the massing and encroachment into the declining height envelope. Commissioner Kelly made a motion, seconded by Commissioner Sargent, to continue the application to a future meeting. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - c.2601 Easton Drive, zoned R -1 - Application for Design Review and Special Permit for declining height envelope and attached garage for a new, two -story single family dwelling and attached garage. This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) of the CEQA Guidelines. (Gary Diebel, Diebel and Company | Architects, applicant and architect; Liz and Debanjan Ray, property owners) (90 noticed) Staff Contact: 'Amelia Kolokihakaufisi 2601 Easton Dr - Staff Report 2601 Easton Dr - Attachments 2601 Easton Dr - Plans Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Associate Planner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. Gary Diebel represented the applicant. There were no questions from the Commission. Public Comments: There were no public comments. Vice Chair Kelly closed the public hearing. Commission Discussion: >Change in details has been beneficial. >Stained doors are a good change. >Headers should be situated above the windows, not raised above with spaces between, which would make them look like eyebrows. Page 5City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes >Given the slope of the lot, it would be impossible to have a garage that was not attached. This item will need to return to the Planning Commission because of a discrepancy in the wording of the public notice. Commissioner Kelly made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar for final action. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - d.2918 Adeline Drive, zoned R -1 - Application for a Conditional Use Permit for a new detached garage in front of an existing single family dwelling. The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (e) of the CEQA Guidelines. (Leslie Jones, Jones Street Design, applicant and designer, Brent and Stephanie Jenkins, property owners) (59 noticed) Staff Contact: Michelle Markiewicz 2918 Adeline Dr - Staff Report 2918 Adeline Dr - Attachments 2918 Adeline Dr - Plans Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Associate Planner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. Leslie Jones represented the applicant. Commission Questions/Comments: >Existing house has two types of siding. Why is the garage stucco? (Jones: Wants to replace the rustic siding on the house to match garage.) >Willing to do board and batten on the front of the garage? (Jones: Would be willing.) >What kinds of windows will be on the garage? (Jones: Marvin aluminum-clad.) >What is dimension between the left wall of garage and retaining wall? (Jones: 3 feet.) >On drawing almost looks like the eaves are touching. Suggest reducing the garage slightly to avoid conflict. Public Comments: There were no public comments. Vice Chair Kelly closed the public hearing. Commission Discussion: >There is just cause for the special permit. >Staff can review the materials changes. Page 6City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes Commissioner Gaul made a motion, seconded by Commissioner Terrones, to approve the application. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - e.Adoption of the Burlingame 2030 Climate Action Plan and Addendum to the General Plan Environmental Impact Report (EIR). Staff Contacts: Andrea Pappajohn and Kevin Gardiner Staff Report MIG Memorandum - Response to Comments 2030 CAP – Revised Public Review Draft EIR Addendum Resolution - EIR Addendum Resolution - 2030 CAP Update and GP Amendment Public Notice Attachments: Andrea Poppajohn, City of Burlingame Sustainability Fellow, introduced the item. Chris Dugan, MIG, made a presentation of the Climate Action Plan. Commission Questions/Comments: >Are reach codes typically associated with incentive measures or programs? Or is it more typical that there is a code, and a reach code on top of that? (Dugan: More typically it is the code, and the reach code on top of it.)(Kane: Staff is looking at the matter comprehensively to see if there could be incentives built in that would function in the same way. The City does not need to adopt a reach code in the same manner as other municipalities if it wants to create its own structure that reaches the same result but through a different procedural mechanism.) Vice Chair Kelly opened the public hearing. Public Comments: Doug Silverstein: Climate Action Plans are important because they directly address harmful greenhouse gas emissions that cause climate change, and they help the City prioritize effective solutions that cities can take to reduce emissions. Growing concern in the community for climate change and global warming . Confident more residents will become engaged with the City to ensure the community has a strong plan that we can confidently say addresses the true impact of global warming. The CEC advocated for more aggressive goals, and will continue to stay engaged and want to be involved. This year's update cycle is a good foundation for building more aggressive plans in the future with larger goals and regular progress reports, and make deeper cuts in greenhouse gas emissions. Looks forward to the updates on the measures that have been proposed, and adding more measures in the future. Vice Chair Kelly closed the public hearing. Commission Discussion: >Gratitude and debt to the CEC. >This is an important document. Would like to make more of the public aware of it. Page 7City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes >Could look at moving 2050 goals to 2040, rather than 2030. Might be more workable. >Suggest allowing the use of EV chargers at municipal facilities to be available to employees in a subsidized manner, similar to the transit pass subsidies. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to recommend approval of the Climate Action Plan, General Plan Amendment, and EIR Addendum to the City Council. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - 9. DESIGN REVIEW STUDY a.812 Linden Avenue (vacant lot adjacent to 816 Linden Avenue), zoned R-1 - Application for a Conditional Use Permit for re -emerging lots, Design Review and Special Permit for one new, two-story single family dwelling and attached garage at 812 Linden Avenue (vacant parcel next to 816 Linden Ave). (Tim Raduenz, Form + One Design, applicant and designer; 812 Linden LLC and 816 Linden LLC, property owners) (148 noticed) Staff Contact: Erika Lewit 812 and 816 Linden Ave - Staff Report 812 and 816 Linden Ave - Attachments 812 and 816 Linden Ave - Plans Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Associate Planner Kolokihakaufisi provided an overview of the staff report. Questions of staff: >What are the findings that need to be made for the CUP for re -emerging lots? (Kolokihakaufisi: Same findings as a regular CUP.)(Gardiner: Findings would need to determine if the new lot pattern would be consistent with the pattern of the neighborhood. If it's a double lot and the new lot would make it consistent with the other lots in the neighborhood, that would be a finding.) Vice Chair Kelly opened the public hearing. Tim Raduenz, Form + One Design, represented the applicant. Commission Questions/Comments: >Why not miter the wood siding corners? Design is well -crafted, but would look better with mitered corners. (Raduenz: Can miter them.) >Neighborhood is predominantly detached garages: only 4 out of 16 on the block are attached . (Raduenz: Trying to keep a good livable space in the back yard. Lot is slightly smaller than others.) >Not convinced by request for the special permit for the attached garage. >Why is there a window well on the second floor? Egress? (Raduenz: Yes. It's also a traditional detail seen in a lot of craftsman homes.) It is a nice detail but it is so broad. Could it be half the size, and then have smaller windows on each side? (Raduenz: Yes can look at the scale.) >Are solar panels proposed both in the well as well as on the side roof? (Raduenz: If needed.) >Should show a detail of the shingles rolling up into the flat well, so that there does not need to be a metal flashing detail that calls attention to the flat roof. >What is the resulting width of the driveway at 816 Linden Avenue? (Raduenz: Minimal, just over 9 feet. Page 8City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes Needs to remove a bay window to obtain the driveway width.) >Why is the front setback so large? Allowed to have a 15-foot setback, since the block average is less than 15 feet. Could bring the house forward and have enough room for the back yard with a detached garage. (Raduenz: Wanted enough space to fit a car onto the driveway, but could bring the house forward.) Public Comments: Bob Liedtke, 802 Linden Avenue: Driveway encroaches onto 812 Linden. Part of the condition of sale was to give up the encroachment. Only concern is what will the roofline look like in the backyard. Story poles? Wants to see what it will look like. House at 802 Linden Avenue is only 3 feet away from the property line, and with the new house only 4 feet from the property line there will only be 7 feet between the two houses . Wants to know if the roofline will cut off sunlight. Vice Chair Kelly closed the public hearing. Commission Discussion: >Story poles are not typically required. They are typically reserved for areas of the city where there may be impacts to distant views. Not sure what the purview for requiring them here would be, would need to have a specific reason. >Pattern of the neighborhood is detached garages. It's a well -crafted design, but the house stretches all the way across the lot. >Could modify the plan to bring the office around toward the front, have it be part of a wrap -around porch, and still have enough room for a 9- or 10-foot driveway along the side. Would provide some relief to the neighbor next door. >Detached garage would work better with the neighborhood. Has a hard time making the findings for the attached garage. >Well crafted, massing is handled nicely. >Can make the findings for the CUP for emerging lots. The pattern in the neighborhood is single lots, not double lots with vacant land. >CUP and design review is supportable, but not the special permit for the attached garage. >Intent of having a detached garage is to bring down the massing of the house. Otherwise the house spans the entire lot. Detached garages are the pattern of the neighborhood. As a paved surface the driveway is a usable space. Vice Chair Kelly reopened the public hearing. Raduenz: If the garage is moved to the back, would need to have more windows on the second floor. The intent was to match the attached garage on the new house with the attached garage on the neighboring house, which would create privacy for the neighbor. Vice Chair Kelly closed the public hearing. Comments: >Commission is looking to interpret the design guidelines and zoning code. The recommendation for the detached garage is to conform to the design guidelines and zoning code. >The ordinances do not address privacy. Neighbor appears to be concerned with light, air, rooflines, and massing. These are addressed in the design guidelines. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to place the item on the Regular Action Calendar when revisions have been made as directed. The motion carried by the following vote: Page 9City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - b.503 Howard Avenue, zoned R -1 - Application for Design Review for a first and second story addition and Special Permit for a new attached garage to an existing single family dwelling. (JoAnn Gann, applicant and designer; Joseph and Judith Hamilton, property owners) (120 noticed) Staff Contact: Michelle Markiewicz 503 Howard Ave - Staff Report 503 Howard Ave - Attachments 503 Howard Ave - Plans Attachments: All Commissioners had visited the property. There were no ex-parte communications to report. Community Development Director Gardiner provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. Jo Ann Gann represented the applicant. Commission Questions/Comments: >Did you look at any other options that would retain the existing detached garage? (Gann: Driveway is really wide and takes up a lot of space on the lot. Wanted to put the garage on the side and keep room in the backyard. Most houses on the street have attached garages, and most are closer to the street than this one.) Public Comments: There were no public comments. Vice Chair Kelly closed the public hearing. Commission Discussion: >Predominant pattern in the neighborhood is attached garages. Would be consistent with the pattern, and is providing a side setback of 5 feet rather than 4 feet so is providing more relief than required. >Can support the attached garage. >Nicely crafted. Likes that the second floor has been tucked into the roof with dormers. >Likes the dormers on the front, adds some interest. >Rear family room wall could benefit from some windows looking into the back yard. There is still 16 feet beyond the family room. Perhaps could add windows to either side of the fireplace - smaller windows if there is a desire to provide space for bookcases. >Should add landscaping for screening on the side for the neighbor. This would mitigate concerns with the sight line and would complement the architecture. Commissioner Sargent made a motion, seconded by Commissioner Terrones, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Page 10City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes Absent:Comaroto, and Loftis2 - c.1509 Bernal Avenue, zoned R -1 - Application for Design Review for a new two -story single family dwelling and detached garage. (James Chu, Chu Design Associates, Inc ., applicant and designer; Ljs LLC, property owner) (118 noticed) Staff Contact: Michelle Markiewicz 1509 Bernal Ave - Staff Report 1509 Bernal Ave - Attachments 1509 Bernal Ave - Plans Attachments: All Commissioners had visited the property. Commissioner Gaul talked with the neighbor across the street at 1512 Bernal Avenue. Associate Planner Kolokihakaufisi provided an overview of the staff report. There were no questions of staff. Vice Chair Kelly opened the public hearing. James Chu, Chu Design Associates, represented the applicant. Commission Questions/Comments: >Has the survey and location of the fence been discussed with the neighbor on the right? The existing fence is set back from the property line, but if it is removed and rebuilt on the property line it could conflict with planting they have on their side. It is within the rights of the property owner to rebuild the fence in the correct location, but should coordinate with neighbor so they are not surprised. >How does the first floor plate height relate to the eve overhangs? It seems the overhangs and eaves seem pretty high relative to the plate height. (Chu: In most cases the second story is situated directly above the first story. Here has extended the floor joists have to the plate /beam, which makes it easier for the sheer transfer.) Should provide a section or partial section to clarify. >Windows above the shower /tub in the bathrooms should be shorter. (Chu: Drawing error, should be square.) >Window in the powder room does not show in the elevation. (Chu: Drawing error.) >Consider shifting the window in Bedroom #1 out from behind door. Would then align nicely underneath the window above. (Chu: Agree.) Public Comments: Camille Hoogasian, 1515 Bernal Avenue: Concern with the fence, and with the trees. All the large trees are on their property line but impacts her property. Roots have lifted the driveway and garage, and have disrupted the sewer line. Curious about the french doors facing her house, and fireplace along the property line, unfamiliar with vent rather than chimney. Currently multiple families live in the house. Recently there were sewer problems at the house. A tree on the property fell last year and crushed a car on her property . They are birch trees. The property is not being maintained. Vice Chair Kelly closed the public hearing. Commission Discussion: >Planning staff can get in touch with the neighbor to discuss her concerns. >Design of the house is quite nice. Page 11City of Burlingame Printed on 8/22/2019 August 12, 2019Planning Commission Meeting Minutes >Might be good to have the fireplace vent go out the top with a chimney, so that mechanical noise and fumes do not interfere with the neighbor. >There are two pairs of french doors, could eliminate one set in consideration of the neighbor. >Side-facing french door is set back 20 feet from the fence. Does not ordinarily use privacy as a criteria. Commissioner Sargent made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Sargent, Kelly, Terrones, Tse, and Gaul5 - Absent:Comaroto, and Loftis2 - 10. COMMISSIONER’S REPORTS 11. DIRECTOR REPORTS a.615 Airport Boulevard - Update regarding the progress of the development of the site (Anza Parking). 615 Airport Blvd - Memorandum & AttachmentsAttachments: Informational item. No action required. 12. ADJOURNMENT The meeting was adjourned at 9:32 p.m. Note: An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on August 12, 2019. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on August 22, 2019, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $1,045, which includes noticing costs. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for public inspection during normal business hours at the Community Development/Planning counter, City Hall, 501 Primrose Road, Burlingame, California. Page 12City of Burlingame Printed on 8/22/2019 PROJECT LOCATION 2601 Easton Drive Item No. 7b Consent Calendar Item No. 7b Consent Calendar City of Burlingame Design Review and Special Permits Address: 2601 Easton Drive Meeting Date: August 26, 2019 Request: Application for Design Review and Special Permits for declining height envelope and an attached garage for a new, two-story single family dwelling with an attached garage. Applicant and Architect: Gary Diebel, Diebel and Company|Architects APN: 027-195-090 Property Owners: Debanjan and Liz Ray Lot Area: 7,923 SF General Plan: Low Density Residential Zoning: R-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a), which states that construction of a limited number of new, small facilities or structures including one single family residence or a second dwelling unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single -family residences maybe constructed or converted under this exemption. Project Description: The subject property is an interior lot and the applicant is proposing to demolish an existing house with an attached garage to build a new, two-story single family dwelling with an attached garage. The proposed house will have a total floor area of 3,566 SF (0.45 FAR) where 3,635 SF (0.46 FAR) is the maximum allowed (including 97 SF front covered porch exemption and 100 SF lower level exemption). The proposed project is 69 SF below the maximum allowed FAR. The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the attached garage (10’ x 20’ clear interior dimensions); one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The lot slopes downward from the front property line to the rear property line by more than 25%. Therefore, the applicant is also requesting a Special Permit for the second floor to extend beyond the declining height envelope along both sides of the house (80 SF along the right side of the house and 271 SF along the left side of the house). All other Zoning Code requirements have been met. The proposed project includes removal of an existing protected size Coast live oak tree (30.2-inch diameter) along the left side property line. The tree is located in a five foot wide landscape strip between the walls of two existing houses. The tree trunk is touching the garage wall and the limbs are touching the roof of the house. In an arborist report prepared by Advanced Tree Care, dated February 9, 2019 (attached), the certified arborist notes that the tree is in fair health and condition and recommends removal. The City Arborist notes that the applicant will need to apply for and obtain a Protected Tree Removal Permit to remove this tree if the project is approved. The applicant is requesting the following applications:  Design Review for a new single family dwelling and attached garage (C.S. 25.57.010 (a) (1));  Special Permit for declining height envelope along the right and left sides of the house (C.S. 25.26.035 (c)); and  Special Permit for an attached garage (C.S. 25.26.035 (a)). Design Review and Special Permits 2601 Easton Drive 2 2601 Easton Drive Lot Area: 7,923 SF Plans date stamped: July 31, 2019 PROPOSED ALLOWED/REQUIRED SETBACKS Front (1st flr): (2nd flr): 25’-0” 28’-7” 23’-11” (block average) 23’-11” (block average) Side (left): (right): 5’-10” 4’-0” 4'-0" 4’-0” Rear (1st flr): (2nd flr): 62’-0” 65’-4” 15'-0" 20'-0" Single-car attached garage ³: 25’-0” 25’-0” Lot Coverage: 2,030 SF 25.6% 3,169 SF 40% FAR: 3,566 SF 0.45 FAR 3,635 SF 1 0.46 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (10’ x 20’ clear interior) + 1 uncovered (9' x 20') 1 covered (10' x 20' clear interior) + 1 uncovered (9' x 20') Building Height: 19’-10” 20'-0" above average top of curb for lots sloping downward more than 25% (C.S. 25.26.060 (2)(b)) DH Envelope: encroachment along both sides ² Special Permit (C.S. 25.26.035 (c)) 1 (0.32 x 7,923) + 1,100 = 3,635 SF (0.46) FAR 2 Special Permit required for declining height envelope along the right and left sides of the house. ³ Special Permit required for an attached garage. Summary of Proposed Exterior Materials:  Windows: aluminum clad casement windows with simulated divided lites ; wood trim and shutters  Doors: wood panel garage door; wood entry door with wrought iron; aluminum clad exterior doors (rear)  Siding: stucco; exterior trim to be wood or cement fiber with cast stone cap  Roof: clay tile  Other: stone veneer clad chimney; stone veneer clad foundation; wrought iron railings and detailing Staff Comments: None. Design Review Action Meeting: At the action meeting on August 12, 2019, the Planning Commission noted that the changes made are a great improvement to the project (see attached August 12, 2019 Planning Commission Minutes). In addition, they also noted that adding the gable roofs brings the design closer to the traditional Spanish Revival style, the heavy timber headers and rod iron detailing provides more articulation, and the dark stained garage and front entry doors add a nice touch. The Commission advised the applicant to ensure Design Review and Special Permits 2601 Easton Drive 3 that the wood headers sit traditionally across the head of the windows. Lastly, the Commission commented that it would be difficult to provide a detached garage to the steep downward slope of the lot. Because the proposed project was not publicly noticed correctly and the staff report did n ot reflect that a Special Permit is also required for the attached garage, action could not be taken at the August 12th meeting. Therefore, the Commission voted to bring the project back on the Cons ent Calendar. Design Review Study Meeting: At the Planning Commission design review study meeting on July 22, 2019, the Commission had suggestions regarding this project and voted to place this item on regular action when all information has been submitted and reviewed by the Planning Division (see attached July 22, 2019 Planning Commission Minutes). Listed below is a summary of the Commissions’ comments from the July 22, 2019 Design Review Study meeting:  Massing is well articulated and broken down;  Revisit front elevation, add layer of depth and charm and/or articulation such as gable roofs that would bring out more of the Spanish Revival style that the design is aiming for;  Revisit left elevation, would like to see more detailing; and  Consider simplifying and unifying roof. The applicant submitted a response letter dated July 30, 2019 and revised plans date stamped July 31, 2019, to address the Planning Commission’s comments. In summary, the footprint remained the same, however the front and left side elevations were revised and gable roofs and more detailing (wood shutters, wrought iron elements, gable vents, and decorative tile) were incorporated into the design. Please refer to the applicant’s response letter for full list of changes and responses to the Commission’s comments and concerns (see attached). Design Review Criteria: The criteria for design review as established in Ordinance No . 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Suggested Findings for Design Review: That the architectural style, mass and bulk of the proposed structure (featuring a combination of hip and gable roofs, proportional plate heights, aluminum clad windows with wood trim and shutters, clay tile roofing, stucco siding, and wrought iron details) is compatible with the character of the neighborhood and that the windows and architectural elements of the proposed structure are placed so that the structure respects the interface with the structures on adjacent properties, therefore the project may be found to be compatible with the requirements of the City’s five design review criteria. Findings for a Special Permit: In order to grant a Special Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.5 1.020 a-d): (a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are consistent with the existing structure's design and with the existing street and neighborhood; Design Review and Special Permits 2601 Easton Drive 4 (b) The variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or addition are consistent with the existing structure, street and neighborhood; (c) The proposed project is consistent with the residential design guidelines adopted by the city; and (d) Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is appropriate. Suggested Special Permit Findings (Declining Height Envelope): That because of the downward slope of the lot from front to the rear of the property by more than 25%, the point of departure for the declining height envelope along both sides of the house is seven feet below the first story finished floor of the house which causes the declining height envelope to extend into the house at a lower elevation, that the encroachment is consistent with the design, and that the second floor wall which extends into the declining height envel ope is broken up by articulated walls at various setbacks and windows distributed along the wall, the project may be found to be compatible with the special permit criteria. Design Review and Special Permit Findings (Attached Garage): That the proposed attached garage is consistent with the garage pattern in the neighborhood which has a mix of both detached and attached garages. That the proposed design of the garage is integrated well into the proposed structure and that due to the downward slope (more than 25%) of the lot, it would not be possible to provide a detached garage at the rear of the lot. For these reasons, the project may be found to be compatible with the design review and special permit criteria listed above. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans subm itted to the Planning Division date stamped July 31, 2019, sheets A1.1 through A3.8, and sheets L1 through L3; 2. that any changes to building materials, exterior finishes, wind ows, architectural features, roof height or pitch, and amount or type of hardscape mat erials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 3. that any changes to the size or envelope of the first or second floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Managem ent District; 6. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; Design Review and Special Permits 2601 Easton Drive 5 7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects t o submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 9. that the project shall meet all the requirements of the California Building and Unifo rm Fire Codes, in effect at the time of building permit submittal, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Buildi ng Division; and 13. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans . ‘Amelia Kolokihakaufisi Associate Planner c. Gary Diebel, applicant and architect Debanjan and Liz Ray, property owners Attachments: August 12, 2019 Planning Commission Minutes July 22, 2019 Planning Commission Minutes Applicant’s Letter of Response , dated July 30, 2019 Application to the Planning Commission Letter of Explanation, dated May 24, 2019 Special Permit Application Arborist Report, prepared by Advance Tree Care, dated February 9 , 2019 Planning Commission Resolution (proposed) Notice of Public Hearing – Mailed August 16, 2019 Area Map LOT LINEBRICK CHIMNEYCLAY FLUE BYSUPERIOR CLAYCORP., INC.SIERRA PACIFIC OR EQUALWOOD WINDOWS W/ S.D.L.TYP.WINDSOR ONE TRIM DETAILS(PAINT)CEDAR OUTRIGGERS W/EXPOSED SOFFIT, W/T&VG BOARDS, TYP. (PAINT)G.S.M. OGEE GUTTERS(PAINT)WINDSOR ONELAP SIDING, 4" EXP. W/MITERED CORNERSBRICK FOUNDATION FACADETYP.4'-0"41'-0"5'-0 3/8"LOT LINE 6'-0"2'-0"CEDAR GABLE VENT AREATO BE PROUD OF TYP.WALL FRAMING 6"CEDAR TRELLIS(PAINTED TO MATCHHOUSE TRIM COLORWD. GARAGE DR.CEDAR WATER TABLECONTIN. AROUND BLDG.1212EGRESSCEDARBRACKET8X8 or 6x6DESIGN12123" ROUND GSMDOWNSPOUTS3" ROUND GSMDOWNSPOUTSCEDAR TRELLIS16'-0"7'-6"SOLAR PANEL 32x62SUNPOWER OR EQUAL(PRE-WIRE FOR FUTUREUSE)812HOUSE # PER CITY CODE18.08.010 3012 CBCB 501.212'-0"45°DIAMOND SHAPEDARCHITECTURALASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.DHE101.25'9'-6"1'-0 3/4"9'-1"SUB-FLOORSUB-FLOOR 2ND FL.T.P.T.P.45°102.25'12'-0"DHE101.12'111.75'112.81'121.89'RIDGE HEIGHT129.55'7'-8"2'-0"ROOF EAVES SHALL NOTPROJECT WITHIN 2" OF THEPROPERTY LINE WHERESETBACK IS 4' PER 2016 CRC §TABLE R302.1 (1) OR 2016 CBCTABLE 705.2. ALL ROOFPROJECTIONS WHICHPROJECT BEYOND THE POINTWHERE FIRE- RESISTIVECONSTRUCTION WOULD BEREQUIRED WILL BECONSTRUCTED OF ONE-HOURFIRE-RESISTANCE- RATEDCONSTRUCTION PER 2016CRC §R302.1 (1) OR 2016 CBC§705.2.3'-2"5'-0"2'-6"30' HEIGHT LIMIT30'-0"100.44'AVG. T.O.C.130.44'11"T.P.8'-1"@ DORMERS 120.89'@ M. BED & BATH SOLAR PANEL 32x62SUNPOWER OR EQUAL(PRE-WIRE FOR FUTUREUSE) (OPTIONAL LOCATION)9'-6"1'-0 3/4"9'-1"SUB-FLOORSUB-FLOOR 2ND FL.T.P.T.P.4'-0"37'-8"11'-4"B.B.Q. AREA W/ SPOTS FOR2 APPLIANCES FOR FUTUREUSE, 24" EACHTERRACE IN BACKGROUNDMAIN HOUSE INBACKGROUNDBRICK FOUNDATION FACADE TYP.CEDAR WATER TABLECONTIN. AROUND BLDG.3" ROUND GSMDOWNSPOUTS3" ROUND GSMDOWNSPOUTS3" ROUND GSMDOWNSPOUTSWINDSOR ONE TRIM BDS.,PER DETAIL (PAINT), TYP.RIDGE HT.7'-8"612DIAMOND SHAPEDARCHITECTURALASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.CONFIRM W/ NEIGHBORINGRESIDENCE TOP FLOOR IFFROSTED LOWER PANELREQUIRED.HIGH WINDOWS FOR NEIGHBORAND OWNER PRIVACY102.25'111.75'112.81'121.89'129.55'30' HEIGHT LIMIT30'-0"100.44'AVG. T.O.C.130.44'11"T.P.8'-1"120.89'@ DORMERS@ M. BED & BATH Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 812 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_009Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: - BUILDING SET MR. + MRS. GREG GAMBRIOLI 812 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1PROPOSED FRONT ELEVATIONA3.0Scale: 1/4 = 1'-0"2PROPOSED RIGHT ELEVATION 9'-6"1'-0 3/4"9'-1"SUB-FLOORSUB-FLOOR 2ND FL.T.P.T.P.4'-0"LOT LINE LOT LINE30' HEIGHT LIMIT30'-0"24'-11 7/8"6'-0"2'-0"(N) 6' HT. CEDARFENCEKITCHEN WD.BUMPOUT10"SOLAR PANEL 32x62SUNPOWER OREQUAL(PRE-WIRE FORFUTUREUSE)EGRESSEGRESS3" ROUND GSMDOWNSPOUTS1212WINDSOR ONE BDS.,PER DETAIL (PAINT), TYP.17'-0 1/8"45°102.25'100.44'12'-0"DHE101.12'DHE12'-0"45°AVG. T.O.C.111.75'112.81'121.89'130.44'101.25'RIDGE HEIGHT129.55'7'-8"DIAMOND SHAPEDARCHITECTURALASPHALTSHINGLES GRACEUNDER-LAYMENT TYP., TYP.B.B.Q. AREA, BRICKFACADE, DESIGN TBD.EGRESS11"ROOF EAVES SHALL NOTPROJECT WITHIN 2" OF THEPROPERTY LINE WHERESETBACK IS 4' PER 2016 CRC §TABLE R302.1 (1) OR 2016 CBCTABLE 705.2. ALL ROOFPROJECTIONS WHICHPROJECT BEYOND THE POINTWHERE FIRE- RESISTIVECONSTRUCTION WOULD BEREQUIRED WILL BECONSTRUCTED OF ONE-HOURFIRE-RESISTANCE- RATEDCONSTRUCTION PER 2016CRC §R302.1 (1) OR 2016 CBC§705.2.3'-2"2'-0"2'-6"5'-0" 4'-0"2'-6"2'-9"5'-6"T.P.8'-1" @ DORMERS 120.89'@ M. BED & BATH 9'-6"1'-0 3/4"9'-1"SUB-FLOOR 1ST FL.SUB-FLOOR 2ND FL.T.P.T.P.12'-3"KITCHEN WINDOWBUMP-OUT, W/4x6 CEDAR BRACKETSTYP.BRICK FOUNDATION FACADETYP.BLUE LABEL CEDARSHINGLE ROOF DETAIL7'-6"CLAY FLUE BYSUPERIOR CLAYCORP., INC.BRICK CHIMNEYSIERRA PACIFIC OR EQUALWOOD WINDOWS W/ S.D.L.TYP.WINDSOR ONE TRIM DETAILS(PAINT)CEDAR OUTRIGGERS W/EXPOSED SOFFIT, W/T&VG BOARDS, TYP. (PAINT)G.S.M. OGEE GUTTERS(PAINT)BLUE LABEL CEDAR SHINGLESOVER TRIM DETAIL1'-9"2'-0"STONE PLATFORMFOR POTS FOR LANDSCAPING4"-5" EXP. W. WINDSORONE LAB SIDING W/MITERED CORNERSBLUE LABLE CEDAR SHINGLESOVER TRIM DETAILCEDAR OUTRIGGERS W/EXPOSED SOFFIT, W/T&VG BOARDS, TYP. (PAINT)3" ROUND GSMDOWNSPOUTSWINDSOR ONE TRIM BDS.,PER DETAIL (PAINT), TYP.EGRESSSOLIDBOTTOMPANEL121252'-6"RIDGE HEIGHT7'-8"SOLIDBOTTOMPANELDIAMOND SHAPEDARCHITECTURALASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.102.25'111.75'112.81'121.89'129.55'2'-6"5'-0"30' HEIGHT LIMIT30'-0"100.44'AVG. T.O.C.130.44'11"T.P.8'-1"120.89'@ DORMERS@ M. BED & BATH Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 812 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_009Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: - BUILDING SET MR. + MRS. GREG GAMBRIOLI 812 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1PROPOSED REAR ELEVATIONA3.1Scale: 1/4 = 1'-0"2PROPOSED LEFT ELEVATION (N) 6' WD. FENCEFIRE AND WATER LINES. ALL WATER LINECONNECTIONS TO CITY WATER MAINS FORSERVICE OR FIRE LINE ARE TO BE INSTALLED PERCITY STANDARD PROCEDURES ANDSPECIFICATION, AND ANY OTHERUNDERGROUND UTILITY WORKS WITHIN CITY'SRIGHT-OF-WAY.ALL CURB, GUTTER, DRIVEWAY AND SIDEWALKFRONTING SITE TO BEREPLACEDALL EXISTING SANITARY SEWER LATERALCONNECTIONS TO BE PLUGGED. (N) 4" LATERALTO BE INSTALLED.(N) 6' WD. GATE(N) GAS LINE(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(REMOVE)(N) MEADOW(N) SINGLE FAMILYRESIDENCEF.F. 102.25'(N) SINGLE STALLGARAGE(N) DRIVEWAY(N) LANDSCAPE(N) TERRACE(N) LAWN &LANDSCAPING(N) PATIO(N) 6' WD. GATE(N) O.D. KITCHEN3' TALL(N) STONEFIREPIT, 2' TALL(E) DRIVEWAY APRON TO BE REMOVED ANDRELOCATED TO (N) DRIVEWAY LOCATION,(E) DRIVEWAY APRON TO BE FILLED ANDADJACENT CURB, GUTTER AND SIDEWALKTO BE REPLACED PER CITY STANDARDS.ONE HOUR FIRE-RESITSTANT RATEDCONSTRUCTION FOR EAVES WITHIN 2-5 FEETFROM PROPERTY LINE(E) BUILDING TO BE REMOVED(N) DRIVEWAY APPROACHTO BE INSTALLED PER CITYSTANDARDS(N)CONC.PAVERPATHCONC. PAVERSSTONE1R3R2R4R(REMOVE)5R(REMOVE)6R(REMOVE)7R(REMOVE)8R9R10R13R(REMOVE)11R(REMOVE)12R14R15P/R16P/R17R18R19R20R21R22P23R24R25R26P(N) ELECTRICLINE TO GOTO (E) O.H.LINE(N) 200 AMP.ELECT. METER(N) GAS METER(E) GAS LINE(E) ELECT. LINEWIDTH OF (N)DRIVEWAY,DIMENSION FROMLOT LINE TO (E)PORCHOUTLINE OFSECOND FLOORUPDNDNDN(E) CONC. PORCH AND (E) DRIVE WAY TOBE REMOVED, (N) DRIVEWAY TO BE PLACEDON PARCEL FOR 816 LINDEN AS THAT IS THERESIDENCE IT SHALL SERVE.(E) SINGLE FAMILYRESIDENCE(E) SANITARYSEWER LINE(E) WATER LINE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 812 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_009Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: - BUILDING SET MR. + MRS. GREG GAMBRIOLI 812 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Site Plan See DetailsA1.0Scale: 1"= 10'-0"1PROPOSED SITE PLANA1.0GENERAL NOTES & SCOPE1. PROTECT ALL EXISTING TREES DURING CONSTRUCTION, CONSULT ARBORIST ASREQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BEREMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION (558-7330)NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPEWILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATERDRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREAS6. (N) A/C EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOOR NOISE LEVEL OF60 DBA DAYTIME (7AM-10PM OR DBA NIGHTTIME (10 PM-7 AM) AS MEASURED FROMTHE PROPERTY LINE. PER BURLINGAME MUNICIPAL ZONING CODE 25.58.050.STREET TREES1. PROTECT ALL STREET TREES DURING CONSTRUCTIONPUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. GRADING PERMIT, IF REQUIRED WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLICWORKS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FOR IRRIGATION OROTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZE CHANGES TOTHE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIES APPROPRIATE TO THESITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/ORATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENT EROSIONCONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS, SETBACKS,SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, DRAINAGECOURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDEINSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARINGOF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C)SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTINGAND FERTILIZATION (D) PROVISIONS FOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING AND OBTAINALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G. BERMS,SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES ORBERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES,ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THE SITE (E.GSWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USINGVEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TO PREVENTCONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES/SUBCONTRACTORS RE:CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENTCUTTINGWASTES,PAINTS,CONCRETE, PETROLEUM PRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS,RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES. A4.01A4.01A4.02A4.02RIDGEHIPRIDGERIDGED.S.D.S.D.S.D.S.D.S.D.S.BRICK CHIMNEY(2) CLAY CHIMNEYPOTS, SUPERIOR CLAY OREQUALSLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPESLOPEFlat RoofTAR&GRAVEL SYSTEMRoofRoofDIAMOND SHINGLES(ASPHALT)G.S.M. 6" OGEEGUTTERS, W/ 3" RND.DOWNSPOUTS, TYP.(PAINT)G.S.M. 6" OGEE GUTTERS, W/ 3" RND.DOWNSPOUTS, TYP. (PAINT)G.S.M. 6" OGEEGUTTERS, W/ 3" RND.DOWNSPOUTS, TYP.(PAINT)G.S.M. 6" OGEEGUTTERS, W/ 3" RND.DOWNSPOUTS, TYP.(PAINT)SLOPESLOPESLOPESLOPESOLAR PANEL 32x62SUNPOWER OR EQUAL(PRE-WIRE FOR FUTUREUSE) (OPTIONAL LOCATION)ALL DOWNSPOUTS TO BEHARD-LINED INTO STORAGESYSTEM, DETAILS TO FOLLOWALL DOWNSPOUTS TO BEHARD-LINED INTO STORAGESYSTEM, DETAILS TO FOLLOWALL DOWNSPOUTS TO BEHARD-LINED INTO STORAGESYSTEM, DETAILS TO FOLLOWDIAMOND SHINGLES(ASPHALT)SLOPESLOPEShed RoofDIAMOND SHINGLES(ASPHALT)RIDGE V A L L E YVALLEY VALLEYSOLAR PANEL 32x62SUNPOWER OR EQUAL(PRE-WIRE FOR FUTUREUSE)VALLEYVALLEYV A L L E Y V A L L E YOPTIONAL LOCATIONCRICKETSLOPESLOPED.S.D.S.D.S.D.S.D.S.D.S.D.S.SLOPESLOPEVENTVENTVENTVENTVENTVENTVENTVENTVENTVENTVENTVENT VENTVENTVENTVENTVENTVENTVENT VENTRIDGE VALLEYV A L L E Y SLOPESLOPEROOF EAVES SHALL NOT PROJECT WITHIN 2" OF THE PROPERTY LINEWHERE SETBACK IS 4' PER 2016 CRC § TABLE R302.1 (1) OR 2016 CBCTABLE 705.2. ALL ROOF PROJECTIONS WHICH PROJECT BEYOND THEPOINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULD BE REQUIREDWILL BE CONSTRUCTED OF ONE-HOUR FIRE-RESISTANCE- RATEDCONSTRUCTION PER 2016 CRC §R302.1 (1) OR 2016 CBC §705.2.A5.13 ROOF SHINGLES WILL BE ROLLED AT THETRANSITION TO THE FLAT ROOF AREANOTES:1. (OGEE) G.S.M. GUTTERS, & (3" GSM) DOWNSPOUTS:LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDE WITHWITH 1/4" EDGE TURNED OVER AND FASTENED WITHCLEATS. LAP JOINTS AT LEAST 4", BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE 40 YR ARCHITECTURALASPHALT SHINGLES, SEE CUT SHEET ABOVE, COLOR TOBE DETERMINED, ANTIQUE BLACK OR PEWTER GREY3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIED DIRECTTO THE UNDERSIDE OF ROOF RAFTERS, A MINIMUM AIRSPACE OF 1 INCH MUST BE PROVIDED, INSULATIONBAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BELESS THAN 0.016-INCH (28-GAGE) CORROSIONRESISTANT METAL, AND VALLEY FLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGS SHALLNOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTSSHALL BE A MIN. OF 3'-0" FROM PROPERTY LINES ORANY OPENING INTO THE BUILDING (I.E. DRYERS, BATH&UTILITY FANS, ETC., MUST BE 3'-0" AWAY FROM DOORS,WINDOWS, OPENING SKYLIGHTS OR ATTIC VENTS, PERCODE8. (AS REQUIRED) THE TRUSS PLAN AND THE TRUSSCALC. SHALL BE REVIEWED & APPROVED BY THEENGINEER OF RECORD BEFORE SUBMITTING TO THEBUILDING DEPARTMENT FOR APPROVAL PRIOR TOFABRICATION. TRUSS PLANS SHALL BE WET SIGNED &WET STAMPED BY TRUSS DESIGN ENGINEER.9. FURNACE LOCATED IN ATTIC SPACE SHALL BE LISTEDFOR ATTIC LOCATION AND PROVIDED WITH 24" WIDESOLID FLOORING ACCESS WAY AND 30" WORKINGSPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OFTHE PROPERTY LINE WHERE SETBACK IS 4' PER 2016CRC § TABLE R302.1 (1) OR 2016 CBC TABLE 705.2. ALLROOF PROJECTIONS WHICH PROJECT BEYOND THEPOINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULDBE REQUIRED WILL BE CONSTRUCTED OF ONE-HOURFIRE-RESISTANCE- RATED CONSTRUCTION PER 2016 CRC§R302.1 (1) OR 2016 CBC §705.2.11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKING TORECEIVE 2" DIA HOLES IN EVERY BLOCK TYPICAL FOREVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION,VERIFY (E)FANS/VENTS TO WHAT IS REQUIRED ER CURRENT CODE.Proposed Roof Plan See DetailsA2.2A2.1Scale: 1/4 = 1'-0"1PROPOSED ROOF PLANMAIN HOMEPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHEN POSSIBLE &LOCATE ON ROOFS SLOPING TO THE REAR OF HOUSE TYP.VERIFY LOCATION W/ DESIGNER.ATTIC FURNACE NOTES:1. PROVIDE THE FOLLOWING FOR ATTIC FURNACES (CMC SECTION904.04)A. PASSAGEWAY TO EQUIPMENT LESS THAN 6'-0" IN HEIGHT SHALLBE NOT MORE THAN 20'-0" IN LENGTH WHEN MEASURED ALONGTHE CENTER LINE OF PASSAGEWAY FROM THE ACCESS OPENINGTO THE EQUIPMENT. SECTION 904.10.1.B. UN-OBSTRUCTED PASSAGEWAY W/ A SOILD FLOORING ATLEAST 24" WIDE THROUGH-OUT ITS LENGTH. SECTION 904.10.2C. A 30"x30" LEVEL WORKING PLATFORM IN FRONT OF THESERVICE SIDE OF THE APPLIANCE. SECTION 904.10.3D. A PERMANENT 120V RECEPTACLE OUTLET AND LIGHTING FIXTURENEAR THE APPLIANCE. SECTION 904.10.4.E. UPRIGHT FURNACES MAYBE INSTALLED IN ATTIC OR CRAWLSPACEMORE THAN 5'-0" IN HEIGHT, PROVIDED THAT REQUIRED LISTINGS,DUCT AND FURNACE CLEARANCES ARE OBSERVED. SECTION904.10.5F. CLARIFY THE LOCATION OF THE FURANCE ON PLANS BY DASHEDLINE OR OTHER SYMBOL.SOLAR CONDUIT NOTE:PROVIDE A PIPE FOR SOLAR CONDUIT FOR FUTURE USE.*SOLAR PANEL AREA TO BE NO LESS THEN 150 SQ.FT.HOUSE VENTILATION CALC:SQ. FT. OF (N) ROOF: 2,261 SQ. FT.(N) 2,216/150 = 14.77 SQ. FT. OF VENTILATION IN NEW ROOF(N) ROOF VENTS (20 ea. X .75 SQ.FT.) = 15 SQ.FT.TOTAL VENTILATION INSTALLED = 15 SQ.FT. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 812 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_009Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: - BUILDING SET MR. + MRS. GREG GAMBRIOLI 812 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 LINDEN AVENUE(N) SIDEWALK(N) DRIVEWAY(N) SINGLE FAMILYRESIDENCE(N) SINGLE STALLGARAGE(N) 6' SOLID WDFENCING W/SELF-CLOSING GATE, TYP.(N) STONE SEATWALL- 2' TALL(N) O.D. KITCHEN3' TALL(N) TERRACE(N) 6' SOLID WDFENCING W/SELF-CLOSINGGATEV3V3V3V3(N) EVERGREEN TREE, 24" BOX SIZE121212121299101010101010101010101010101011168881111111111666121212121212(N) LAWN(N) U.L. LISTEDSTONE GASFIREPIT, 2' TALL(N) 6' WOOD FENCE W/12" LATTICE, TYP.7777777119999V177777777711(N) MEDOW1111111111111111111111222222222(N) 4' MAILBOXW/ 4" ADDRESS#'S1111666CABDDEE66555(N) 24X24 STEPPINGSTONES ON SAND BASE,TYP.(N) WD TRELLIS, SEEARCHITECTURAL PLANS(N) 42" RAILING(N) STONE PORCH &STEPS(E) CONC. SIDEWALK TOBE RECONFIGURED, PERCITY STANDARDS(N) GROUNDCOVER(N) 2" CONC. CURB/GUTTER(N) CONC. DRIVEWAYAPPROACH, PER CITYSTANDARDSGGG(N) CONC. PAVER UNIT(N) CONC. PAVERWALKWAY(N) STONE PATIO(N) STONETERRACE(N) PATIO℄CC(N) (2) 24" BOX CRAPEMYRTLES TO REPLACE (E)PEAR TREES (STREETTREES) DUE TO FIREBLIGHT1212V1111111111888833333311111010101156611 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 812 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_009Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: - BUILDING SET MR. + MRS. GREG GAMBRIOLI 812 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Landscape Plan See DetailsL1.0Scale: 1/8"= 1'-0"1PROPOSED LANDSCAPE PLANL1.0SYM. SCIENTIFIC NAMEPLANT LIST TREESSHRUBS / PERENNIALSVINES A MAGNOLIA GRANDIFLORA 'LITTLE GEM' SOUTHERN MAGNOLIA1COMMON NAMEQTY.SIZE/ SPACINGGROWTHWUCOLS *24" BOXSLOW MB CERCIS OCCIDENTALIS WESTERN REDBUD 115 GALLON MOD. VLC LAGERSTROEMIA INDICA 'TUSCARORA' *MULTICRAPE MYRTLE 324" BOXFAST LD TRISTANIA LAURINA SWAMPMYRTLE TREE224" BOXMOD. ME LAURUS NOBILIS 'SARATOGA' STD GRECIAN LAUREL 215 GALLON MOD. L1 NARCISSUS SPP. DAFFODIL 42 1 GALLON FAST VL2 LAVANDULA ANGUSTIFOLIA 'HIDCOTE' ENGLISH LAVENDER 10 1 GALLON MOD. L3 SISYRINCHIUM BELLUM BLUE-EYED GRASS61 GALLON MOD. VL5 ROSA 'ICEBURG' ICEBURG ROSE 45 GALLON MOD. M6 ERYSIMUM 'BOWLES MAUVE'BOWLES MAUVE WALL FLOWER 11 5 GALLON FAST L7 PITTOSPORUM TOBIA JAPANESE PITTOSPORUM 16 5 GALLON FAST L8 PRUNUS CAROLINIANA 'COMPACTA'CAROLINA LAUREL 75 GALLON FAST L9 HENEROCALLIS SPP. DAYLILY 61 GALLON FAST M10 PITTOSPORUM TENUIFOLIUM PITTOSPORUM 18 5 GALLON MOD. M11 LOROPETALIUM CHINESE 'PLUM DELIGHT'FRINGE FLOWER 95 GALLON MOD. L12 LAURUS NOBLIS GRECIAN LAUREL 13 5 GALLON MOD. LV-1 TRACHELOSPERMUM JASMINOIDES STAR JASMINE 25 GALLON MOD. MV-3 PODOCARPUS GRACILIORFERN PINE 45 GALLON MOD. MGROUND-CONVERS G-1 DYMONDIA MARGARETAE SILVER CARPET 20 FLATS MOD. LLAWN BOLERO PLUS BLEND, CONTACT DELTA BLUEGRASS CO. (800) 637-8873 360 SQ. FT. ROLLS SLOWH* LAWN NOT INCLUDED IN LOW WATER COUNT CALCULATIONS, SEE AREA CALCS. * IF THERE IS NO WUCOLS VALUE SEE COLUMN *** FOR WATER USE TOTAL: 201 L & VL TOTAL: 126 62.7% GENERAL NOTES1. CONTRACTOR SHALL OBTAIN ALL PERMITS NECESSARY TO COMPLETE PROPOSEDWORK PER CITY REQUIREMENTS.2. CONTRACTOR SHALL VERIFY ALL GRADES ON SITE, PROPERTY LINES, EASEMENTS,SETBACKS, UTILITIES, SITE IMPROVEMENTS, WEATHERPROOFING AND UNDERGROUNDPIPING BEFORE CONSTRUCTION BEGINS.3. WORK WITHIN THE RIGHT OF WAY IS SUBJECT TO INSPECTION AND APPROVAL BYTHE CITY. CONTRACTOR SHALL OBTAIN AN ENCROACHMENT PERMIT FROM THEPUBLIC WORKS DEPARTMENT PRIOR TO WORK WITHIN THE RIGHT OF WAY. THISWORK MAY INCLUDE LANDSCAPING IN THE RIGHT OF WAY, NEW CURB DRAINS,AND PARKING STRIP.4. FINISH GRADES SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM STRUCTURES ANDSHALL BE PROPERLY INSTALLED TO PREVENT ANY STANDING WATER. ALL HARDSCAPESHALL HAVE A MINIMUM GRADE OF 2% UNLESS NOTED OTHERWISE. JUTE MESHEROSION CONTROL NETTING SHALL BE USED ON ALL 3:1 OR GRATER SLOPES &STAKED APPROPRIATELY.5. CONTRACTOR SHALL PROVIDE PROTECTION FOR EXISTING TRESS BY INSTALLINGTEMPORARY FENCING AROUND THE TREES AS CLOSE AS POSSIBLE TO THE DRIPLINE.IN THE EVENT THAT THE TREE ROOTS OVER 6" ARE DISCOVERED, THE DESIGNERRESPONSIBLE FOR LANDSCAPE DESIGN.6. CONTRACTOR SHALL REFER TO ARCHITECTURAL, CIVIL, & OTHER ENGINEERINGDRAWINGS & DOCUMENTS FOR WORK IN RELEVANT AREAS.7. THE LANDSCAPE DESIGNER MAY MAKE SITE OBSERVATIONS DURING CONSTRUCTIONBUT SHALL NOT BE UTILIZED TO SUPERVISE CONSTRUCTION ONSITE.8. THIS PLAN IS NOT A SURVEY OR CONSTRUCTION DOCUMENT. IT IS CONCEPTUAL INNATURE AND SHOULD BE USED FOR PLANNING PURPOSES.PLANTING NOTES1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TOSUBMITTING BID FOR WORK.2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERYSTOCK. PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPE ASSOCIATION.3. PLANT MATERIAL CANNOT BE GUARANTEED DEER RESISTANT DUE TO CHANGINGHABITS OF DEER.4. ALL PLANTING AREAS SHALL BE COVERED WITH LAYER OF BARK MULCH TO MINIMUMDEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THAN 1 INCH. A 2 INCH LAYER OFGREENWASTE MULCH UNDER THE BARK IS RECOMMENDED.5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREEOF DEBRIS. ROCKS LARGER THAN 1 INCH DIAMETER WILL NOT BE PERMITTED. SOILAMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.6. PLANTING HOLES SHALL GENERALLY BE 2X-3X THE SIZE OF THE ROOT BALL. THEWALLS AND BASES OF PLAN HOLES SHALL BE SCARIFIED. HOLES SHALL BE BACKFILLEDWITH 5% ORGANIC COMPOST & 95% EXISTING SOIL PLANTING HOLES OF NATIVEPLANT MATERIALS SHOULD BE INOCULATED WITH MYCORRHIZAL FUNGI, PERMANUFACTURER'S SPECS.7. TRESS SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNKSHALL BE SECURED WITH TWO RUBBER TIES OR STRAPS FORMING A FIGURE-EIGHTBETWEEN TRUNK AND STAKE.8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTORS ASNECESSARY. APPLICATION SHALL BE ACCORDING TO MANUFACTURE'S INSTRUCTIONS.9. LAWN SHALL BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALLBE FERTILIZED AT TIME OF INSTALLATION. 7122.512 10'-0"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 7'-4"GRADE26'-8 3/8"30' HEIGHT LIMITRIDGE LINE30'-0"AREA OF WORK(E) ARCHITECTURALSHINGLES(E) GSM GUTTERS(E) PORCH TO BEREDUCED TO ALLOWFOR DRIVEWAY TO BEBUILT ON LOT.PROTECT REMOVE (E) WOOD SIDING(E) BRICK VENEER(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E) LOT LINE(E) NO WORK 10'-0"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 7'-4"GRADE26'-8 3/8"30' HEIGHT LIMITRIDGE LINE30'-0"7122.512(E) ARCHITECTURALSHINGLES(E) GSM GUTTERS(E) WOOD SIDING(E) BRICK VENEER(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E) LOT LINE(N) DRIVEWAY(N) PAVERS FOR DRIVE(E) NO WORK(N) 6' FENCE BY 812 LINDENAREA OF WORK Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 816 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_010Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: R-1 BUILDING SET MR. + MRS. GREG GAMBRIOLI 816 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.0A3.01EXISTING FRONT ELEVATIONScale: 1/4" = 1'-0"A3.02PROPOSED FRONT ELEVATIONScale: 1/4" = 1'-0" 7122.512 10'-0"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 7'-4"GRADE27'-3 1/8"30' HEIGHT LIMITRIDGE LINE30'-0"(E) ARCHITECTURALSHINGLES(E) GSM GUTTERS(E) WOOD SIDING(E) BRICK VENEER(N) WINDOWS TO BELIKE IN KIND TO (E)3'-0"5'-11"4'-6"3'-0"(N)(N)(N)(E)(E)(E)(E)(E)(E)(E)AREA OF WORKAREA OF WORK7122.512 10'-0"1ST FLR F.F.TOP PLATE2ND FLR(SUB. FLR)2ND FLR T.O.P. 7'-4"GRADE27'-3 1/8"30' HEIGHT LIMITRIDGE LINE30'-0"(E) ARCHITECTURALSHINGLES(E) GSM GUTTERS(E) PORCH TO BEREDUCED TOALLOW FORDRIVEWAY TOBE BUILT ON LOT.(E) WOOD SIDING(E) BRICK VENEER(E) BAY TO BEREMOVED TO ALLOWFOR (N) DRIVEWAY TOBE BUILT ON LOT(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E) Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 816 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_010Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: R-1 BUILDING SET MR. + MRS. GREG GAMBRIOLI 816 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.1A3.11EXISTING RIGHT ELEVATIONScale: 1/4" = 1'-0"A3.12PROPOSED RIGHT ELEVATIONScale: 1/4" = 1'-0" FRONT SETBACK 16'-6"(E) GAS METERSIDE SETBA C K 4 ' - 0 " SIDE SETBA C K 4 ' - 0 "REAR SETBACK 15'-0"(E) 2-STORYRESIDENCE(E) DRIVEWAYBRICKS(E) DECK(E) LAWN(E) 200 AMP.ELECT. METER(PROTECT)(E) GARAGE(BUILDING CONVERTEDILLEGALLY BY PREVIOUSOWNER, TO BE CONVERTEDBACK TO GARAGE)(E) BRICK DRIVE(N) PAVER DRIVE(N) DRIVEWAYCONC. PAVERS(E) DRIVEWAY APRON TO BE REMOVED ANDRELOCATED TO (N) DRIVEWAY LOCATION,(E) DRIVEWAY APRON TO BE FILLED ANDADJACENT CURB, GUTTER AND SIDEWALKTO BE REPLACED PER CITY STANDARDS.(E) BUILDING TO BE REMOVED(N) FENCE BY 812 LINDEN(E) O.H. ELECT. LINE(E) WATER LINE(E) SANITARY SEWER LINEWORK FOR 812 LINDEN IS TO BECOMPLETED UNDER A SEPARATEPERMIT Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Gambrioli Residence 816 Linden Avenue Burlingame, CA 94010 Title : Project : Date :03/08/2019Drawn :TIM RADUENZ19_010Job No. : Owner : APN#: 029-032-160 Contractor : PLANNING SET Zoning: R-1 BUILDING SET MR. + MRS. GREG GAMBRIOLI 816 LINDEN AVE. BURLINGAME, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Site Plan See DetailsA1.0Scale: 1"= 10'-0"1PROPOSED SITE PLANA1.0GENERAL NOTES & SCOPE1. PROTECT ALL EXISTING TREES DURING CONSTRUCTION, CONSULT ARBORIST ASREQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BEREMOVED WITHOUT A PROTECTED TREE PERMIT FROM THE PARKS DIVISION (558-7330)NO TREES ARE TO BE REMOVED FOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPEWILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATERDRAINAGE DURING CONSTRUCTION. CGC 4.106.2 & CGC 4.106.35. ALL SPRINKLER DRAINAGE SHALL BE PLACED INTO LANDSCAPING AREASSTREET TREES1. PROTECT ALL STREET TREES DURING CONSTRUCTIONPUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. GRADING PERMIT, IF REQUIRED WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLICWORKS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FOR IRRIGATION OROTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZE CHANGES TOTHE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIES APPROPRIATE TO THESITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/ORATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENT EROSIONCONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS, SETBACKS,SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, DRAINAGECOURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDEINSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARINGOF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C)SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTINGAND FERTILIZATION (D) PROVISIONS FOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING AND OBTAINALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G. BERMS,SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES ORBERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES,ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THE SITE (E.GSWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USINGVEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TO PREVENTCONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES/SUBCONTRACTORS RE:CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENTCUTTINGWASTES,PAINTS,CONCRETE, PETROLEUM PRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS,RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES. Item No. 8a Regular Action Item City of Burlingame Design Review Amendment Address: 4 La Mesa Court Meeting Date: August 26, 2019 Request: Application for Design Review Amendment for changes to windows and exterior materials of a previously approved new single family dwelling. Applicant and Property Owner: Four La Mesa LLC APN: 027-022-550 Designer: Tim Raduenz, Form + One Lot Area: 16,227 SF General Plan: Low Density Residential Zoning: R-1 CEQA Status: The project was covered by Mitigated Negative Declaration 570-P. History and Request for Design Review Amendment: An application for Mitigated Negative Declaration, Design Review, Hillside Area Construction Permit and Special Permit for attached garage for construction of a new, two and one-half story single family dwelling at 4 La Mesa Court, zoned R-1, was approved on May 27, 2014 (see attached May 27, 2014 Planning Commission Minutes). An application for a One Year Extension was approved on June 8, 2015. A building permit was issued in October of 2015, which has included several building permit extensions since then. The house is currently under construction. The applicant is requesting approval of the changes summarized below (see also the attached letter from the project architect, dated June 27, 2019, for an explanation of the changes requested). The Planning Commission reviewed these changes as an FYI item on July 22, 2019, but did not accept them since there was a written request from a member of the public concerning enlargement and additions of windows. Please refer to the attached email submitted by Ray and Barbara Forrest, dated July 19, 2019. The property owner notes in his email, dated August 20, 2019, that he recently met with Mr. and Mrs. Forrest (6 La Mesa Court) to explain the proposed changes to the windows along the left side of the house. The owner also met with the property owners at 2 La Mesa Court. Front Elevation:  Remove vertical muntins on two large windows  Remove horizontal muntins on front door sidelite and simplified front door design  Remove window in kitchen  Reduce height of garage door  Change exterior materials on portions of facade (see Proposed Front Elevation) Right Side Elevation:  Enlarge kitchen window, from 2’-0” x 8’-0” to 3’-0” x 8’-0”  Remove narrow window in master bathroom  Change exterior materials on portions of facade (see Proposed Right Side Elevation) Left Side Elevation:  Add awning function to a portion of three fixed windows  Remove narrow window in Bedroom #3  Enlarge window in Bedroom #3, from 1’-0” x 5’-0” to 2’-6” x 5’-0”  Change exterior materials on portions of facade (see Proposed Left Side Elevation) Rear Elevation:  Change portions of façade from smooth metal panel to stone so that it is consistent with rest of façade (see Proposed Rear Elevation) Design Review Amendment 4 La Mesa Court 2 The applicant submitted plans showing the originally approved and proposed plans, date stamped July 16, 2019, with the changes called out. Other than the changes detailed in the applicant’s letter and revised plans, there are no other changes proposed to the design of the house. Description of Previously Approved Project: The previously approved project includes construction of a new two and one-half story single family dwelling and attached garage at 4 La Mesa Court, zoned R-1. La Mesa Court is a private roadway which is maintained through a private agreement amongst the property owners on La Mesa Court and the City of Burlingame. The house and attached garage has a total floor area of 5,325 SF (0.33 FAR) where 6,293 SF (0.39 FAR) is the maximum allowed (including covered porch and chimney exemptions). Planning staff would note that 630 SF of the floor area includes a crawl space which exceeds 6’-0” in height (230 SF) and the covered pool area (395 SF). The project is 968 SF below the maximum allowed FAR and is therefore within 14% of the maximum allowed FAR. The project includes an attached single-car garage (11’-0” x 20’-0” clear interior dimensions) which provides one code-compliant covered parking space for the proposed four-bedroom house; one uncovered parking space (9' x 20') is provided in the driveway (two off-street parking spaces required, one of which must be covered). The following applications were approved for this project on May 27, 2014:  Mitigated Negative Declaration, a determination that with mitigation measures there are no significant environmental effects as a result of this project;  Design Review for a new, two and one-half story single family dwelling and attached garage (CS 25.57.010 (a) (1) (4) (6));  Hillside Area Construction Permit for a new, two and one-half story single family dwelling and attached garage (CS 25.61.020); and  Special Permit for a new attached single-car garage (CS 25.26.035 (a)). This space intentionally left blank. Design Review Amendment 4 La Mesa Court 3 4 La Mesa Court Lot Area: 16,227 SF Previously Approved Allowed/Required SETBACKS Front (1st flr): (2nd flr): (attached garage): 20’-9” n/a 25’-0” (average) 20'-9" (block average) 20'-9" (block average) 25’-0” Side (left): (right): 18'-0" (9’-0” to terrace) 12’-10” 7'-0" 7’-0” Rear (Upper): (Middle/Lower): 75’-0” (63’ to balcony) 63’-0” (39' to terrace) 15'-0" 20'-0" Lot Coverage: 4246 SF 26.1% 40% is 6491 SF, however the lot coverage cannot exceed 6293 SF since this is the maximum allowed FAR (see below) FAR: 5325 SF 0.33 FAR 6293 SF 1 0.39 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (11' x 20') 4 uncovered (9' x 20') 1 covered (10' x 20') 1 uncovered (9' x 20') Building Height: 10’-2” from average top of curb 20'-0" for lots that slope downward more than 25% DH Envelope: complies CS 25.26.075 HACP: requires HACP ² CS 25.61.020 ¹ (0.32 x 16,227 SF) + 1,100 SF = 6293 SF (0.39 FAR) 2 Hillside Area Construction Permit required for proposed new, two and one-half story single family dwelling and attached garage. Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Design Review Amendment 4 La Mesa Court 4 Suggested Findings for Design Review Amendment: That the proposed changes to the windows and exterior materials of the single family dwelling are consistent with the previously approved architectural style, mass and bulk of the structure, featuring a variety of siding materials (limestone, wood board and batten and metal panels), articulated exterior walls, aluminum windows and doors, aluminum overhangs, and flat roofs. Therefore, the project may be found to be compatible with the requirements of the City’s five design review criteria. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped July 16, 2019, sheets T1.0, AR1, and A2.0 through A9.2 and date stamped May 21, 2014, sheets T1.0, GN, GP, SP, C-2, Boundary and Topographic Survey, A1.0 through A5.0, L1.0, L2.0, FAR and Tree; and that prior to issuance of a building permit the Landscape Plans shall be revised to show six, 24-inch box Catalina Cherry trees (Prunus ilicifolia) in place of the Grecian Laurel trees (Laurus nobilis) located along the left side property line; and that the glazing along the rear of the house shall be anti-reflective; 2. that all existing trees to remain, as shown on the Landscape Plan (sheet L1.0, date stamped May 21, 2014), shall not be removed or damaged, and the applicant shall have an arborist's report prepared which documents how each tree on the site should be protected during construction; this report shall be reviewed and approved by the City Arborist and the contractor shall call for the Arborist to inspect the protection measures installed before a building permit shall be issued; 3. that if any existing tree on the site dies within five years of the final inspection of the project, it shall be replaced with a new, 36-inch box tree with a species determined to be appropriate by the City Arborist; new trees shall be replaced in the same location unless it is determined by the City Arborist that the location should be adjusted based on the site conditions; 4. that the applicant shall submit a detailed foundation report for approval by the Building Division and City Arborist to establish the bounds of the pier and grade beam foundation prior to the issuance of a building permit for construction on the site; if at any time during the construction the pier locations must be altered to accommodate a tree root, the structural changes must be approved by the Building Division prior to the time any such root is cut or damaged; 5. that a certified arborist shall be on site during any grading or digging activities that take place within the designated tree protection zones, including the digging of the pier holes for the pier and grade beam foundation and digging for removal or installation of any utilities; 6. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staff); 7. that any changes to the size or envelope of the lower, middle and upper floors, or garage, which would include adding or enlarging a dormer(s), shall require an amendment to this permit; 8. that the conditions of the Building Division’s December 9, November 15 and August 28, 2013 memos, the Fire Division’s December 19, November 25 and September 9, 2013 memos, the Engineering Division’s September 25, 2013 memo, the Parks Division’s December 5, November 18 and September 6, 2013 memos and the Stormwater Division’s November 18 and September 4, 2013 memos shall be met; 9. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; Design Review Amendment 4 La Mesa Court 5 10. that demolition for removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 11. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 12. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 13. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 14. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 15. that prior to scheduling the framing inspection the applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 16. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 17. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 18. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; 19. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; Mitigation Measures from Initial Study Aesthetics 20. The project sponsor shall be subject to the design review process to evaluate the aesthetics of the construction of a single family dwelling in the R-1 Zoning District; Design Review Amendment 4 La Mesa Court 6 21. The project sponsor shall be subject to a hillside area construction permit to evaluate the obstruction by the construction of the existing distant views of nearby properties, with emphasis given to the obstruction of distant views from habitable areas within a dwelling unit; 22. The landscaping shall be provided on the site as shown on the plans approved by the Planning Commission. All landscaping shall be installed prior to scheduling the final building inspection; Air Quality 23. During construction, the project sponsor shall ensure implementation of the following mitigation measures during project construction, in accordance with BAAQMD standard mitigation requirements: a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. b) All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry sweeping is prohibited. d) All vehicle speeds on unpaved roads shall be limited to 15 mph. e) All roadways, driveways, sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f) Idling times shall be minimized either by shutting off equipment when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of the California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. g) All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h) Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. Biological Resources 24. The applicant shall comply with the City's on-site reforestation requirements as approved by the City Arborist’ 25. The property owner shall be responsible for implementing and maintaining all tree protection measures as defined in the arborist report prepared by Mayne Tree Expert Company, Inc., dated November 4, 2013. All tree protection measures shall be taken prior to beginning any tree removal activities, grading or construction on the site; 26. All clearing limits, easements, setbacks, sensitive or critical areas, buffer zones trees, and drainage courses are clearly delineated with field markers or fencing installed under the supervision of a licensed arborist and inspected by the City Arborist; and that adjacent properties and undisturbed areas shall be protected from construction impacts with vegetative buffer strips, sediment barriers or filters, dikes or mulching as designed by and installed with the supervision of a licensed arborist to standards approved by the City Arborist; 27. A licensed arborist, hired by the applicant, shall inspect the construction site once a week or more frequently if necessary and certify in writing to the City Arborist and Planning Division that all tree protection measures are in place and requirements are being met; Design Review Amendment 4 La Mesa Court 7 28. A licensed arborist shall provide a post-construction maintenance program to the property owners with instructions on how to maintain them and identify warning signs of poor tree health; the property owners shall be responsible for the maintenance of the trees for 3 years after construction is finalled by the City; Cultural Resources 29. In the event that any prehistoric or historic subsurface cultural resources are discovered during ground disturbing activities, all work within 100 feet of the resources shall be halted and after notification, the City shall consult with a qualified archaeologist and Native American representative to assess the significance of the find. If any find is determined to be significant (CEQA Guidelines 15064.5[a][3] or as unique archaeological resources per Section 21083.2 of the California Public Resources Code), representatives of the City and a qualified archaeologist shall meet to determine the appropriate course of action. In considering any suggested mitigation proposed by the consulting archaeologist in order to mitigate impacts to historical resources or unique archaeological resources, the lead agency shall determine whether avoidance is necessary and feasible in light of factors such as the nature of the find, project design, costs, and other considerations. If avoidance is infeasible, other appropriate measures (e.g., data recovery) shall be instituted. Work may proceed on other parts of the project site while mitigation for historical resources or unique archaeological resources is carried out; 30. If paleontological resources, such as fossilized bone, teeth, shell, tracks, trails, casts, molds, or impressions are discovered during ground-disturbing activities, work will stop in that area and within 100 feet of the find until a qualified paleontologist can assess the significance of the find and, if necessary, develop appropriate treatment measures in consultation with the City of Burlingame; 31. If human remains are discovered at any project construction sites during any phase of construction, all ground-disturbing activity 100 feet of the resources shall be halted and the City of Burlingame and the County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project applicant shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project applicant shall implement approved mitigation, to be verified by the City of Burlingame, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered; Geology and Soils 32. The project sponsor shall submit a detailed design level geotechnical investigation to the City of Burlingame Building Division for review and approval. The investigation shall include recommendations to develop foundation and design criteria in accordance with the most recent California Building Code requirements. All foundations and other improvements shall be designed by a licensed professional engineer based on site-specific soil investigations performed by a California Certified Engineering Geologist or Geotechnical Engineer. All recommendations from the engineering report shall be incorporated into the residential development design. The design shall ensure the suitability of the subsurface materials for adequately supporting the proposed structures and include appropriate mitigations to minimize the potential damage due to liquefaction; 33. There shall be no pile driving as part of this project; Design Review Amendment 4 La Mesa Court 8 34. The foundation for the single family dwelling structure, swimming pool and any pool decking shall be a drilled pier and grade beam design; 35. Grading activities shall be limited to periods where no rain is forecasted during the wet season (October 1 thru April 30) to reduce erosion associated intense rainfall and surface runoff; 36. The project shall be required to meet all the requirements, including seismic standards, of the California Building and Fire Codes, 2013 Edition, as amended by the City of Burlingame, for structural stability; and the construction plans and design shall be approved by the Building Division and all necessary permits issued before any grading, tree removal or construction occurs on the site; Hazards and Hazardous Materials 37. That the applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station as required by the Fire Marshal prior to the final inspection for building permit; 38. That the project shall comply with the following requirements set by the Central County Fire Department: a) All attic spaces created shall be equipped and protected by fire sprinklers. b) The entire house construction shall comply with California Building Code Chapter 7A requirements for buildings in a Wildland Urban Interface. c) The landscaping shall be fire resistive in nature and be in concert with the publication; “Living with Fire in San Mateo County”. Hydrology and Water Quality 39. The project applicant shall prepare and implement a storm water pollution prevention plan (SWPPP) for all construction activities at the project site. At a minimum, the SWPPP shall include the following: a) A construction schedule that restricts use of heavy equipment for excavation and grading activities to periods where no rain is forecasted during the wet season (October 1 thru April 30) to reduce erosion associated intense rainfall and surface runoff. The construction schedule shall indicate a timeline for earthmoving activities and stabilization of disturbed soils; b) Soil stabilization techniques such as covering stockpiles, hydroseeding, or short-term biodegradable erosion control blankets; c) Silt fences, compost berms, wattles or some kind of sediment control measures at downstream storm drain inlets; d) Good site management practices to address proper management of construction materials and activities such as but not limited to cement, petroleum products, hazardous materials, litter/rubbish, and soil stockpile; and e) The post-construction inspection of all drainage facilities and clearing of drainage structures of debris and sediment. Noise 40. The hours for drilling shall be limited to Monday through Saturday from 8:00 a.m. to 4:00 p.m., with no drilling on Sundays or Holidays. The remainder of the construction must abide by the construction hours established in the municipal code, which limits construction hours to 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays and holidays; Design Review Amendment 4 La Mesa Court 9 41. To reduce daytime noise impacts due to construction, the project sponsor shall require construction contractors to implement the following measures: a) Equipment and trucks used for project construction shall use the best available noise control techniques (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically-attenuating shields or shrouds, wherever feasible). b) Stationary noise sources shall be located as far from adjacent receptors as possible, and they shall be muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible. c) Loaded trucks and other vibration-generating equipment shall avoid areas of the project site that are located near existing residential uses to the maximum extent compatible with project construction goals. Transportation/Traffic 42. No parking shall be allowed along La Mesa Court in order to maintain a 20-foot wide fire access lane for fire apparatus. During construction, construction vehicles and storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited. Ruben Hurin Planning Manager c. Four La Mesa LLC, applicant and property owner Tim Raduenz, Form + One, designer Attachments: Applicant’s Letter of Explanation, dated June 27, 2019 Email Submitted by Alex Pavlovsky, dated August 20, 2019 Email Submitted by Ray and Barbara Forrest, dated July 19, 2019 May 27, 2014 Planning Commission Minutes Planning Commission Resolutions (Proposed) Notice of Public Hearing – Mailed August 16, 2019 Area Map 4 La Mesa Court 300’ noticing APN #: 027.022.550 PIVOT ENTRY DOOR (STEEL CUSTOM)EXP. CONCRETE BOARD FORMED5.5" RETAINING WALLEXP. CONCRETE BOARD FORMED5.5" RETAINING WALL(N) FINISH FL.(E) FINISH FL.(N) TOP PLATE(N) TOP PLATE(N) FINISH FL.@ SERV. DR.100.0'88.71'(N) FINISH FL.74.92'CUSTOM PANELEDWALNUT OR MAHOGANYGARAGE DR.(N) ROOF LINE (TOP)8" STEEL CHANNEL (CUSTOMDETAIL FOR WINDOWSSKYLIGHTS (2X6 CURBED VELUX)FOR PUSHING LIGHT DOWNINTO THE MIDDLE FLOORALUM. WINDOWS BY FLEETWOODOR EQUAL, SEE DETAILSKITCHEN AREA BUMP-OUT(IN FOREGROUND)T.O.C.102.5'20' BUILDING HT. LIMITSOLID ANGLE AT CORNERUNITS, CORNER WINDOWUNITSLOT LINE @ CLOSEST POINTDHE 85.7'LOT LINE @ CLOSEST POINTDHE 89.8'LOT LINE @ CLOSEST POINT9'-0"@ GARAGE11'-0"11'-3 1/2"13'-9 1/2"18.04'12'-0"LOT LINE @ CLOSEST POINT12'-0"3'-0"12'-6 3/4"HIGHEST ROOF LINE3'-6" 5'-0"2'-0"4BUILDING ADDRESS PERCITY STANDARDS(ILLUMINATED)WINDOW REMOVAL V.I.F.TEXAS LIMESTONEW/ ANT. SAWN FACE(N) BOARD + BATTEN WOOD(MAHOGANY OR WALNUT)(N) BOARD +BATTEN WOOD(MAHOGANY ORWALNUT)(N) STONE(N) STONE1-PANEL1-PANELMETAL PANEL FACADEPANEL FACADEWALNUT OR MAHOGANY INSERTPIVOT ENTRY DOOR (STEEL CUSTOM)EXP. CONCRETE BOARD FORMED5.5" RETAINING WALLEXP. CONCRETE BOARD FORMED5.5" RETAINING WALL(N) FINISH FL.(E) FINISH FL.(N) TOP PLATE(N) TOP PLATE(N) FINISH FL.@ SERV. DR.100.0'88.71'(N) FINISH FL.74.92'CUSTOM PANELEDWALNUT OR MAHOGANYGARAGE DR.(N) ROOF LINE (TOP)8" STEEL CHANNEL (CUSTOMDETAIL FOR WINDOWSSKYLIGHTS (2X6 CURBED VELUX)FOR PUSHING LIGHT DOWNINTO THE MIDDLE FLOORALUM. WINDOWS BY FLEETWOODOR EQUAL, SEE DETAILSKITCHEN AREA BUMP-OUT(IN FOREGROUND)T.O.C.102.5'20' BUILDING HT. LIMITSOLID ANGLE AT CORNERUNITS, CORNER WINDOWUNITSLOT LINE @ CLOSEST POINTDHE 85.7'LOT LINE @ CLOSEST POINTDHE 89.8'LOT LINE @ CLOSEST POINT9'-0"@ GARAGE11'-0"11'-3 1/2"13'-9 1/2"18.04'12'-0"LOT LINE @ CLOSEST POINT12'-0"3'-0"12'-6 3/4"HIGHEST ROOF LINE3'-6" 5'-0"2'-0"4BUILDING ADDRESS PER CITYSTANDARDS(ILLUMINATED)WINDOW REMOVAL V.I.F.Proposed Elevation See DetailsA3.0A3.0Scale: 3/16" = 1'-0"2Proposed Front Elevation- Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 007 008 Description :Date : Revisions oneDESIGN PLANNING form4843 Silver Springs Drive E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 840984 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 Title : Project : Date :06-08-13Drawn :Tim Raduenz13_018Job No. : Owner : APN # 027-022-550 Contractor : 4 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 BUILDING SET TBS 09.08.14BUILDING SUBMITTAL 07.03.15BUILDING RESUBMITAL 01.31.19OWNERS INTERIOR CHANGES 01.10.17OWNERS REVISION 06.26.19CHANGES PER OWNER REQUEST Aureliya Kazaku A3.0Scale: 3/16" = 1'-0"1Existing Approved Front Elevation-5555 11'-3 1/2"(N) FINISH FL.(N) FINISH FL.13'-9 1/2"100.0'88.71'(N) FINISH FL.74.92'10'-0"12'-0"SMOOTH METAL PANELFACADEALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUAL42" H GLASS RAILINGEXP. CONCRETE BOARD FORMED5.5" RETAINING WALLALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALSTEEL CHIMNEYSPARK ARRESTOR8'-2"(EGRESS)(EGRESS)42" H GLASS RAILNG6'-0"(E) WD. FENCE 6' HWILL ADD 12" @NEIGHBORS DIRECTION(E) STREET SURFACE AREAPANEL FACADE OF WALNUT ORMAHOGANY INSERTS(N) TOP PLATE110.0'10'-0" 3'-6"LOT LINEPANEL FACADE OFWALNUT ORMAHOGANY INSERTS1'-0"3'-0"1'-10" 3'-8"OPEN TO POOL AREALANDSCAPING PLANTERS (SEELANDSCAPE PLAN)TEXAS LIMESTONEW/ ANT. SAWN FACETEXAS LIMESTONEW/ ANT. SAWN FACEDARK BRONZE (METAL PANEL)SIDING, TYP.3'-6"GARAGE OUTLINE INFAR BACKGROUNDSKYLIGHTS (2X6 CURBEDVELUX) FOR KITCHEN AREA42" H GLASS RAILNGCORNER KNOCK-OUTFOR (E) OAK TREELOWERED POOL TERRACEPER 6 LA MESA, SEE ELEV. ONFLOOR PLANS & SITE PLAN.(N) PLANTED ROOF (LIVING ROOF)2'-6"ALUMINUM BAFFLE SCREENSEE THROUGH SHADING DEVICEFOR NEIGHBORS PRIVACYEQUAL11'-3 1/2"(N) FINISH FL.(N) FINISH FL.13'-9 1/2"100.0'88.71'(N) FINISH FL.74.92'10'-0"12'-0"ALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUAL42" H GLASS RAILINGEXP. CONCRETE BOARD FORMED5.5" RETAINING WALLALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALSTEEL CHIMNEYSPARK ARRESTOR8'-2"(EGRESS)(EGRESS)42" H GLASS RAILNG6'-0"(E) WD. FENCE 6' HWILL ADD 12" @NEIGHBORS DIRECTION(E) STREET SURFACE AREA(N) TOP PLATE110.0'10'-0" 3'-6"LOT LINE1'-0"3'-0"1'-10" 3'-8"OPEN TO POOL AREALANDSCAPING PLANTERS (SEELANDSCAPE PLAN)TEXAS LIMESTONEW/ ANT. SAWN FACETEXAS LIMESTONEW/ ANT. SAWN FACEDARK BRONZE (METAL PANEL)SIDING, TYP.3'-6"GARAGE OUTLINE INFAR BACKGROUNDSKYLIGHTS (2X6 CURBEDVELUX) FOR KITCHEN AREA42" H GLASS RAILNGCORNER KNOCK-OUTFOR (E) OAK TREELOWERED POOL TERRACEPER 6 LA MESA, SEE ELEV. ONFLOOR PLANS & SITE PLAN.(N) PLANTED ROOF (LIVING ROOF)2'-6"ALUMINUM BAFFLE SCREENSEE THROUGH SHADING DEVICEFOR NEIGHBORS PRIVACYEQUAL(N) STONE(N) SMOOTHMETALPANELFACADE(N) STONEProposed Elevation See DetailsA3.1 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 007 008 Description :Date : Revisions oneDESIGN PLANNING form4843 Silver Springs Drive E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 840984 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 Title : Project : Date :06-08-13Drawn :Tim Raduenz13_018Job No. : Owner : APN # 027-022-550 Contractor : 4 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 BUILDING SET TBS 09.08.14BUILDING SUBMITTAL 07.03.15BUILDING RESUBMITAL 01.31.19OWNERS INTERIOR CHANGES 01.10.17OWNERS REVISION 06.26.19CHANGES PER OWNER REQUEST Aureliya Kazaku A3.1Scale: 3/16" = 1'-0"1Existing Approved Rear Elevation-A3.1Scale: 3/16" = 1'-0"2Proposed Rear Elevation-55 10'-0"11'-3 1/2"(N) TOP PLATE(N) FINISH FL.(N) FINISH FL.13'-9 1/2"10'-0"12'-0"100.0'88.71'(N) FINISH FL.74.92'110.0' @ MAIN HOUSEEXP. CONCRETE BOARD FORMED5.5" RETAINING WALLEXP. CONCRETE BOARD FORMED5.5" RETAINING WALL42" H GLASS RAILNGALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALCUSTOM BUILT ALUM. OVERHANGSW/ BUILT IN GUTTERSSOLID CORE STEEL DOORACCESS TO STORAGE AREA48" H BBQ WALL(E) GRADE (FOLLOWINGEXISITNG GRADE TO MINIMIZEGRADING)3'-7 1/2"T.O.C.102.5'20' BUILDING HT. LIMIT20'-0"(FUTURE) LOCATION OFA/C IF REQUIRED, SHOWN FORCLARITY OF DESIGN AND NEIGHBORREVIEW8'-0"3'-0"(FIXED)2'-0"2'-0"4'-0" 3'-6" 3'-6"TEXAS LIMESTONEW/ ANT. SAWN FACEALUM. WINDOWS W/12" STEEL PLATE SURROUNDSKYLIGHTS (2X6 CURBED VELUX)FOR KITCHEN AREA(N) TOP PLATE@ GARAGE9'-0"F.F. @ TERRACEDARK BRONZE (METAL PANEL)SIDING, TYP.(N) SMOOTHMETAL PANELFACADE(N) BOARD +BATTEN WOOD(MAHOGANY ORWALNUT)(N) STONE3'-0"REMOVAL OF WINDOW10'-0"11'-3 1/2"(N) TOP PLATE(N) FINISH FL.(N) FINISH FL.13'-9 1/2"10'-0"12'-0"100.0'88.71'(N) FINISH FL.74.92'110.0' @ MAIN HOUSEEXP. CONCRETE BOARD FORMED5.5" RETAINING WALLEXP. CONCRETE BOARD FORMED5.5" RETAINING WALL42" H GLASS RAILNGALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALCUSTOM BUILT ALUM. OVERHANGSW/ BUILT IN GUTTERSSOLID CORE STEEL DOORACCESS TO STORAGE AREA48" H BBQ WALL(E) GRADE (FOLLOWINGEXISITNG GRADE TO MINIMIZEGRADING)3'-7 1/2"T.O.C.102.5'20' BUILDING HT. LIMIT20'-0"(FUTURE) LOCATION OFA/C IF REQUIRED, SHOWN FORCLARITY OF DESIGN AND NEIGHBORREVIEW8'-0"2'-0"(FIXED)2'-0"2'-0"4'-0" 3'-6" 3'-6"TEXAS LIMESTONEW/ ANT. SAWN FACEALUM. WINDOWS W/12" STEEL PLATE SURROUNDSKYLIGHTS (2X6 CURBED VELUX)FOR KITCHEN AREA(N) TOP PLATE@ GARAGE9'-0"F.F. @ TERRACEDARK BRONZE (METAL PANEL)SIDING, TYP.Proposed Elevation See DetailsA3.2 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 007 008 Description :Date : Revisions oneDESIGN PLANNING form4843 Silver Springs Drive E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 840984 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 Title : Project : Date :06-08-13Drawn :Tim Raduenz13_018Job No. : Owner : APN # 027-022-550 Contractor : 4 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 BUILDING SET TBS 09.08.14BUILDING SUBMITTAL 07.03.15BUILDING RESUBMITAL 01.31.19OWNERS INTERIOR CHANGES 01.10.17OWNERS REVISION 06.26.19CHANGES PER OWNER REQUEST Aureliya Kazaku A3.2Scale: 3/16" = 1'-0"2Proposed Right Side Elevation-A3.2Scale: 3/16" = 1'-0"1Existing Approved Right Side Elevation-5555 10'-0"11'-3 1/2"(N) TOP PLATE(N) FINISH FL.(E) FINISH FL.13'-9 1/2"SMOOTH ALUM. SOFFITALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUAL100.0'88.71'(N) FINISH FL.110.0'42" H GLASS RAILNG(PANEL)42" H GLASS RAILNG10'-0"12'-0"42" H GLASS RAILINGALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALSTEEL CHIMNEYSPARK ARRESTOR(CUSTOM)(N) GRADE(E) GRADE(E) FINISH FL.6'-0"LANDSCAPING (SEELANDSCAPE PLAN(EGRESS)2'-6"5'-0"3'-5"(E) GRADE (FOLLOWINGEXISITNG GRADE TO MINIMIZEGRADING)SOLID ANGLE AT CORNERUNITS(N) RETAINING WALLTO CREATE PRIVATESITTING AREA(E) GRADET.O.C.102.5'20' BUILDING HT. LIMIT20'-0"PRIVACY CONCERNS: FROSTED ENTIRE GLASS WINDOW74.92'= NEIGHBORS (EXISTING) WINDOWS AT AN ANGLE TO NEW RESIDENCE, SEE SITE PLAN FOR COMPLETE REVIEW3'-0"10'-0" 3'-6" 3'-6"(N) BBQ AREA @ OTHERSIDE OF PROPERTY(OPPOSITE)FOREST PROPERTY42" H GLASS RAILINGDARK BRONZE (METAL PANEL)SIDING, TYP.EXPOSED CONCRETE RETAININGWALL W/ ZYPEX WATERPROOFINGTEXAS LIMESTONEW/ ANT. SAWN FACE(OPEN) TO POOLAREA(N) GREEN ROOFAREA W/ PLANTING(METAL PANEL) CLAD POST,(DIFFERENT COLOR THANBRONZE) TYP.CORNER KNOCK-OUTFOR (E) OAK TREE6'-0"PRIVACY CONCERNS: FROSTED GLASSENTIRE WINDOW (BOTH)3'-6"2'-6"24" LOWER STAIRS TOPOOL AREA2'-6"PRIVACY CONCERNS: FROSTEDENTIRE GLASS WINDOW, THIS SIDEONLYPRIVACY CONCERNS: FROSTEDENTIRE GLASS WINDOW, THIS SIDEONLY(EGRESS)(N) STONE6'-0"(N) STONE(N) STONE10'-0"11'-3 1/2"(N) TOP PLATE(N) FINISH FL.(E) FINISH FL.13'-9 1/2"SMOOTH ALUM. SOFFITALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUAL100.0'88.71'(N) FINISH FL.110.0'42" H GLASS RAILNG(PANEL)42" H GLASS RAILNG10'-0"12'-0"42" H GLASS RAILINGALUMINUM WINDOWS &DOORS BY FLEETWOOD OREQUALSTEEL CHIMNEYSPARK ARRESTOR(CUSTOM)(N) GRADE(E) GRADE(E) FINISH FL.6'-0"LANDSCAPING (SEELANDSCAPE PLAN(EGRESS)2'-6"5'-0"3'-5"(E) GRADE (FOLLOWINGEXISITNG GRADE TO MINIMIZEGRADING)SOLID ANGLE AT CORNERUNITS(N) RETAINING WALLTO CREATE PRIVATESITTING AREA(E) GRADET.O.C.102.5'20' BUILDING HT. LIMIT20'-0"PRIVACY CONCERNS: FROSTED ENTIRE GLASS WINDOW74.92'= NEIGHBORS (EXISTING) WINDOWS AT AN ANGLE TO NEW RESIDENCE, SEE SITE PLAN FOR COMPLETE REVIEW3'-0"10'-0" 3'-6" 3'-6"(N) BBQ AREA @ OTHERSIDE OF PROPERTY (OPPOSITE)FOREST PROPERTY42" H GLASS RAILINGDARK BRONZE (METAL PANEL)SIDING, TYP.EXPOSED CONCRETE RETAININGWALL W/ ZYPEX WATERPROOFINGTEXAS LIMESTONEW/ ANT. SAWN FACE(OPEN) TO POOLAREA(N) GREEN ROOFAREA W/ PLANTING(METAL PANEL) CLAD POST,(DIFFERENT COLOR THAN BRONZE) TYP.CORNER KNOCK-OUTFOR (E) OAK TREE6'-0"PRIVACY CONCERNS: FROSTED GLASSENTIRE WINDOW (BOTH)3'-6"2'-6"9'-2"24" LOWER STAIRS TOPOOL AREA2'-6"PRIVACY CONCERNS: FROSTEDENTIRE GLASS WINDOW, THIS SIDEONLYPRIVACY CONCERNS: FROSTEDENTIRE GLASS WINDOW, THIS SIDEONLY(EGRESS)6'-0"Proposed Elevation See DetailsA3.3 Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001 002 003 004 005 006 007 008 Description :Date : Revisions oneDESIGN PLANNING form4843 Silver Springs Drive E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 840984 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 Title : Project : Date :06-08-13Drawn :Tim Raduenz13_018Job No. : Owner : APN # 027-022-550 Contractor : 4 La Mesa LLC. 4 La Mesa Court Burlingame, CA 94010 BUILDING SET TBS 09.08.14BUILDING SUBMITTAL 07.03.15BUILDING RESUBMITAL 01.31.19OWNERS INTERIOR CHANGES 01.10.17OWNERS REVISION 06.26.19CHANGES PER OWNER REQUEST Aureliya Kazaku A3.3Scale: 3/16" = 1'-0"2Proposed Left Side Elevation-A3.3Scale: 3/16" = 1'-0"1Existing Approved Left Side Elevation-55 Item No. 8c Regular Action Item City of Burlingame Conditional Use Permit Renewal Address: 620 Airport Boulevard Meeting Date: August 26, 2019 Request: Application for a five-year extension of an approved Conditional Use Permit to continue operation of an existing long term airport parking facility (Code Section 25.47.025 (k)). Property Owner: Boca Lake Office, Inc. APN: 026-342-330 Applicant: Sharon Lai, Boca Lake Office, Inc. Zoning: AA (Anza Area) General Plan: Burlingame Bayfront Commercial: Allows local and tourist Lot Area: 3.70 acres commercial uses, including entertainment, restaurants, hotels and motels, retail, and office. Adjacent Development: Offices and Hotels Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301, which states that existing facilities, consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination are exempt from environmental review. Previous Use: Long-term Airport Parking Proposed Use: Long-term Airport Parking Allowable Use: Airport parking lots in the Anza area require a Conditional Use Permit limited to a 5-year term. History: In 2004 an application was submitted for approval to construct a new 600-room hotel on the property situated at 620 Airport Boulevard. While the environmental impact report was being prepared for the hotel, the applicant decided to place the hotel project on hold, and instead apply for a Conditional Use Permit for long term airport parking as an interim use of the property. A Conditional Use Permit for this interim use was approved by the City Council on September 7, 2004, and an extension of the Conditional Use Permit to permit continuation of the use was approved by the Planning Commission on August 22, 2011 (see attached August 22, 2011 Planning Commission Meeting Minutes). A second extension of the Conditional Use Permit was approved by the Planning Commission on August 22, 2016, however only for a three year period until September 1, 2019 (see attached August 22, 2016 Planning Commission Meeting Minutes). Summary: The applicant, representing Burlingame Airport Parking, is requesting a five-year extension of the Conditional Use Permit to permit continuation of the operation of the long term airport parking facility at 620 Airport Boulevard, zoned AA. Burlingame Airport Parking has been in operation since 2006. Extension of the Conditional Use Permit is subject to the following criteria: 1. The sole purpose of the use is the parking for one day or longer of vehicles of persons using the San Francisco International Airport; 2. A minimum site size of three acres; 3. Permit term limited to five years or less; 4. No more peak hour vehicle trips are generated than allowed by the traffic analyzer for the use designated for the site in the general plan; 5. The Anza subarea design guidelines from the adopted Bayfront Specific Plan and Bay Conservation and Development Commission public access requirements are met; and 6. No parking is within a structure above or below grade. Conditional Use Permit Renewal 620 Airport Boulevard 2 As noted above, the approved Conditional Use Permit for the site was first approved in 2004 and construction of the parking facility was completed in 2006. The Conditional Use Permit was subsequently extended in 2011 for additional five-year period, and in 2016 for an additional three-year period (until September 1, 2019). In April 2016, representatives of the property owner met with Planning staff to discuss potential development scenarios for the site. Given that the City was working on the General Plan Update at that time, the property owner requested continuance of the operation of the long term airport parking facility until it can be determined if there will be additional land use options or changes to development regulations as a result of the General Plan and Zoning Ordinance Updates. The General Plan Update was adopted in January 2019, and designates this area as Bayfront Commercial. Bayfront Commercial permits entertainment establishments, restaurants, hotels and motels, retail, and higher-intensity office uses. With the General Plan Update, the maximum allowed floor area ratio (FAR) was increased to 3.0 (0.60 FAR and 1.0 FAR previously allowed for office and hotel uses, respectively). Development standards for this area will be established with the Zoning Ordinance Update, which is anticipated to be reviewed for adoption beginning in early 2020. With this application, the applicant is requesting a five-year extension of the long term airport parking interim use at this site to allow sufficient time for conclusion of the Zoning Ordinance Updates, and for the subsequent submittal and processing of a development application that would be consistent with the updated General Plan and zoning regulations. The applicant has submitted two letters outlining the request, dated July 29 and August 21, 2019 (attached), noting that “the request for the use extension period as proposed and the projected timeline is intended to provide sufficient time to explore various potential development options, site diligence, team selection, initial design concept development, and time for entitlement approvals.” The applicant provided a projected timeline (see Exhibit A attached to letter dated August 21, 2019) based on adoption of zoning code updates in Q2 2020. The applicant anticipates beginning the schematic design development in Q3 2022, with development entitlements being processed in 2022-2024. Based on the anticipated timeline provided, the applicant is requesting that reporting back to the Planning Commission take place at the beginning of the fourth anniversary (September 2023). Planning staff has added the reporting program offered by the applicant as Condition of Approval #2. However, the Planning Commission may revise this condition of approval as necessary based on its discussion of the application. In the past, the Planning Commission and City Council have strongly encouraged owners of long term airport parking lots and automobile rental storage lots to explore opportunities for development of these sites for higher and better permanent uses consistent with the applicable zoning district in which a property is situated. In the case of extending the Conditional Use Permit for the automobile rental, storage and repair facility at 778 Burlway Road (Enterprise), the City Council approved a seven-year extension (until October 2023) with conditions of approval requiring the applicant to meet milestones to provide assurance that satisfactory progress is made towards development of the site. Similarly, in the case of extending the Conditional Use Permit for the long term airport parking across the street at 615 Airport Boulevard (Anza Parking), the Planning Commission approved a five-year extension (until July 2023) with the following condition of approval:  that the applicant shall be required to meet the following reporting milestones to provide assurance that satisfactory progress is made towards development of the site: a. On the first and third anniversaries of the renewal (July 2019 and July 2021), the applicant shall provide a written update regarding the progress of the development of the site; the written update will be presented as an FYI item to the Planning Commission. Conditional Use Permit Renewal 620 Airport Boulevard 3 b. On the second and fourth anniversaries of the renewal (July 2020 and July 2022), the applicant shall provide an in-person report at a Planning Commission meeting; the report on the second anniversary, July 2020, shall include written evidence (along with the oral report) that all owners consent to the future development of the site. The existing operation at 620 Airport Boulevard includes surface-level parking for 346 parking spaces (338 standard spaces and 8 ADA/accessible spaces), as well as landscaping along the perimeter of the site, entry gate, lighting, and drainage improvements. There is an opaque security fence along the perimeter of the site so that views through the site are not obstructed. Exiting and pay booths are located at the entrance to the parking and at the adjacent hotel site to the south. The applicant’s request, as proposed, appears to meet the criteria for extension of the Conditional Use Permit. The environmental analysis prepared for the original approval in 2004 determined that the peak hour trips generated by this interim use will not exceed that allowed by the traffic analyzer for the permitted use which is hotel and restaurant (Item #4). The applicant has submitted an entry/exit time report providing data for existing conditions. There are no changes to the site or its operation at this time. The long-term airport parking facility is open 24 hours a day, 365 days a year. Vehicular access to the parking facility is from Airport Boulevard and egress is from the adjacent Hilton Hotel. Long-term parking patrons access the parking lot in their vehicles at Airport Boulevard and pass through an entry gate, consisting of an automated ticket dispenser with coordinated lift arm. Patrons then proceed into the parking area to park their vehicle. There are designated shuttle pick-up and drop-off areas within the long- term parking lot to serve the long-term parking lot patrons. There are no changes proposed to the long- term airport parking facility with this application. 620 Airport Boulevard Existing Proposed Allowed/Req’d. Use: Long-term Airport Parking ¹ Long-term Airport Parking Conditional Use Permit for Commercial Parking Lots as Interim Use Area: 3.70 Acre site no change Min. site size of 3 acres Parking: 346 spaces no change no requirement ¹ Conditional Use Permit to continue operation of an existing long term airport parking facility (C.S. 25.47.025 (k)). Staff Comments: Planning staff would note that this application was brought directly to the Planning Commission as an Action Item because this use has been in operation since 2006 and there are no change proposed to the current long-term airport parking facility. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c): (a) the proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; (b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; Conditional Use Permit Renewal 620 Airport Boulevard 4 (c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. (d) removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the city’s reforestation requirements, and the mitigation for the removal that is proposed. Conditional Use Permit Findings: Based on the fact that the Conditional Use Permit is for an extension of an existing long-term airport parking use which has been approved and in operation since 2006, that there are no changes proposed to the operations of the facility and that the requirements of the previous conditions of approval have been met, the proposed use is found to be compatible with the required findings for a Conditional Use Permit. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission’s decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. The conditions below incorporate the original conditions of approval (City Council, September 7, 2004) with a change to condition No. 9 to reflect the 5-year expiration date. 1. that the long-term airport parking facility use shall operate as shown on the plans submitted to the Planning Department and date stamped June 22, 2004, sheet Sk.1a and date stamped September 2, 2003, sheet Sk.2a and date stamped August 17, 2011, sheets A0.1, A1.1, L3 and L4; 2. that on the fourth anniversary of the renewal (September 2023), the applicant shall provide a written update and an in-person report at a Planning Commission meeting regarding the progress of the development of the site; 3. that the conditions of the City Engineer’s July 30, 2003, memo and the City Arborist's June 17, 2004, memo shall be met, which includes planting 5-gallon Frazer’s Photinia spaced four feet apart, with proper irrigation, in front of the security fence along Airport Boulevard; 4. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the property owners shall be responsible for inspecting and cleaning all filters twice each year as well as immediately prior to and once during the rainy season (October 15 – April 1) and shall submit to the City and have approved a plan for filter/drain maintenance; 5. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a maximum of 346 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van storage shall take place on site nor shall the use of any number of parking spaces be contracted to a single user or corporation without amendment of this use permit; 6. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage problems and to hold the City harmless from any claims arising from such problems; 7. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a building or grading permit for this project; Conditional Use Permit Renewal 620 Airport Boulevard 5 8. that the landscaping and irrigation system shall be maintained by the property owner including but not limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and replacement of plant material as necessary to maintain a visual barrier and the approved landscape design; 9. that this use permit for long term airport parking with the conditions listed herein is a temporary use and shall expire on September 1, 2019 (September 1, 2024) (5 years); 10. that the parking lot lighting shall be energy efficient to the extent feasible to provide adequate light for customer safety; 11. that the applicant shall work with the City to establish an agreement regarding how the parking tax is collected if the parking spaces are used in association with a park and fly hotel room or other promotion program in association with the adjacent hotel or any office, hotel or other use; 12. that prior to commencement of grading and/or construction activities, the project sponsor shall submit a dust abatement program for review and approval of the City’s NPDES (National Pollution Discharge Elimination System) administrator; the project sponsor shall require the construction contractor to implement this dust abatement program; 13. that if archaeological remains are uncovered, work at the place of discovery should be halted immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of archaeological deposits could require additional archaeological investigations to determine the significance of the find; 14. that if human remains are encountered during project construction, the San Mateo County Coroner’s Office will be notified immediately. The coroner will determine if the remains are those of a Native American, and if they are, will notify the Native American Heritage Commission. The Native American Heritage Commission will make a determination regarding the individual’s “most likely descendant” who will then make recommendations for the disposal of the remains. The Native American Heritage Commission will mediate conflicts between the project proponent and the most likely descendant. Accidental discovery of human remains could require additional investigations to determine if other graves are present; 15. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts of proposed project modifications to the levee on levee stability and any fill on site. The geotechnical investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of expected ground motions along the San Andreas fault in accordance the 1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected ground motions determined by a registered geotechnical engineer shall be incorporated into the final design as part of the project. The final seismic considerations for the site shall be submitted to and approved by the City of Burlingame Structural and City Engineers before grading permits are issued; 16. that the project storm drainage system shall be designed and constructed in accordance with the STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for long-term operations and maintenance of the oil and sediment separator or absorbent filter systems including but not limited to the operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, and the effectiveness of the water treatment systems. The performance of the filters shall be monitored regularly by the project applicant or a third party to determine the effectiveness of the water treatment and conclusions reported to the City. To further help minimize and prevent the amount of pollutants entering the storm drain Conditional Use Permit Renewal 620 Airport Boulevard 6 system, the project sponsor shall implement Best Management Practices and source control measures that shall include, but are not necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris following landscape work or small scale construction, available trash receptacles, regular trash collection and the application of absorbent material on oil and fuel leaks from automobiles; 17. that during operation of the project, the project sponsor shall implement a program for regularly collecting and properly disposing of litter and debris that may accumulate on the project site; 18. that order to maintain the existing on-site well for potential use for any future long-term development on the project site, the well head elevation shall be modified if needed in accordance with proposed project grading and construction plans and a new well vault shall be installed in accordance with San Mateo County water well standards to prohibit infiltration of storm water contaminants and prevent potential damage to the well casing; 19. that the applicant shall require the construction contractor to limit noisy construction activities to the least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays); 20. that the applicant shall require contractors to muffle all equipment used on the site and to maintain it in good operating condition. All internal combustion engine-driven equipment shall be fitted with intake and exhaust mufflers that are in good condition. This measure should result in all non- impact tools generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet; 21. that applicant shall require contractors to turn off powered construction equipment when not in use; and 22. that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame. Ruben Hurin Planning Manager c. Sharon Lai, Boca Lake Office, Inc., applicant Attachments: August 22, 2016 Planning Commission Minutes August 22, 2011 Planning Commission Minutes Application to the Planning Commission Applicant Letter and Exhibit A – dated July 29, 2019 Applicant Letter and Exhibit A – dated August 21, 2019 Exhibit A – Project Timeline Conditional Use Permit Application Commercial Application Site Plans from previous application – date stamped August 17, 2011 Planning Commission Resolution (Proposed) Notice of Public Hearing – Mailed August 16, 2019 Area Map BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council ChambersMonday, August 22, 2016 f.620 Airport Boulevard, zoned AA - Application for a Five Year Extension of a Conditional Use Permit for an existing aiport parking interim use. (Boca Lake Office, Inc ., applicant and property owner) (15 notices) Staff Contact: Kevin Gardiner All Commissioners had visited the property. There were no ex-parte communications to report. Community Development Director Meeker provided an overview of the staff report. Questions of staff: There were no questions of staff. Chair Loftis opened the public hearing. Sharon Lai represented the applicant. Commission questions/comments: >Requested information regarding what is anticipated for use in the future by the applicant? Are they waiting for residential usage? (Lai - are currently evaluating options. Residential is an option being considered as is senior housing. Need to wait to see what the parameters will be before beginning design work. Meeker - clarified that the General Plan Update and Zoning Ordinance project will be completed by the end of 2017. A significanty sized project can usually anticipate 18-months to go through the entitlement process.) Public comments: There were no public comments. Chair Loftis closed the public hearing. Commission discussion: >Has expressed concerns about extension of the long -term airport parking uses in the past, though does understand that the the General Plan Update is a bit of a game changer. Can respect that fact that the property owner needs some time to determine how the property can be used. Need to give the property some leeway to determine what the property can be use for in the future. (Meeker - noted that the consultant will be working on the update of the zoning ordinance in tandem with the General Plan update, but the policy direction of the plan must be set first - the adoption of the zoning ordinance could lag behind the adoption of the General Plan somewhat.) >Knows that the Council was working on the Enterprise car rental lot previously and indicated no further extensions. The zoning is in place for many other uses, but it still remains a parking use. Receives complaints from neighbors regarding Airport parking in the neighborhoods. Feels that the five years is excessive. The property owner can engage in the General Plan Update process. Would be more comfortable with a three year extension could grant a further extension once an application is submitted, Page 1City of Burlingame Printed on 8/21/2019 August 22, 2016Planning Commission Meeting Minutes if necessary. >Doesn't believe a five-year extension is unreasonable. >Its not simple to force development to happen. The best you can do is provide the opportunity for a return on investment that makes sense to the developer - the General Plan Update provides this opportunity. Usually when discussing a project proposal, the Commission approves or denies what is requested, could a lesser timeframe be granted? (Meeker - since this is just an extension, a lesser time could be approved. Kane - if a lesser time is approved, the applicant could pursue further options, including appeal.) >Feels a three-year extension is appropriate. Commissioner DeMartini made a motion, seconded by Vice Chair Gum, to approve the extension for a period of three years. Discussion: >Feels the discussion is disingenuous - Burlingame Point hasn't been built yet because they couldn't find a tenant. Would have developed if there was another option. Trying to give them a stick to develop the property, but it seems that there is nothing out there. >Disagrees completely, referenced the City Council's efforts to compel Enterprise to develop its property. Brokers have indicated that as long as the conditional use permit exists, nothing will be done. Chair Loftis called a voice vote on the motion and it carried by the following vote: Aye:DeMartini, Loftis, Gum, and Terrones4 - Nay:Sargent1 - Absent:Bandrapalli, and Gaul2 - Page 2City of Burlingame Printed on 8/21/2019 CITY OF BURLINGAME PLANNING COMMISSION APPROVED MINUTES Monday, August 22, 2011 – 7:00 p.m. City Council Chambers – 501 Primrose Road Burlingame, California 1 I. CALL TO ORDER Chair Yie called the August 22, 2011, regular meeting of the Planning Commission to order at 7:00 p.m. II. ROLL CALL Present: Commissioners Auran, Lindstrom, Terrones. Cauchi, Gaul and Yie Absent: Commissioner Vistica Staff Present: Community Development Director William Meeker; Associate Planner Erica Strohmeier; and City Attorney Gus Guinan III. MINUTES Commissioner Auran moved, seconded by Commissioner Terrones to approve the minutes of the July 11, 2011 and August 8, 2011 regular meetings of the Planning Commission, as submitted. July 11, 2011 Minutes - motion passed 4-0-1-2 (Commissioner Vistica absent, Commissioners Cauchi and Lindstrom abstained). August 8, 2011 Minutes – motion passed 4-0-1-2 (Commissioner Vistica absent, Commissioners Cauchi and Terrones abstained). IV. APPROVAL OF AGENDA There were no changes to the agenda. V. FROM THE FLOOR No one spoke from the floor. VI. STUDY ITEMS There were no study items for review. VII. ACTION ITEMS Consent Calendar - Items on the Consent Calendar are considered to be routine. They are acted upon simultaneously unless separate discussion and/or action is requested by the applicant, a member of the public or a Commissioner prior to the time the Commission votes on the motion to adopt. Chair Yie asked if anyone in the audience or on the Commission wished to call any item off the consent calendar. Item 1a (620 Airport Boulevard) was removed from the Consent Calendar by Commissioner Yie. There were no other remaining consent calendar items. CITY OF BURLINGAME PLANNING COMMISSION – Approved Minutes August 22, 2011 2 VIII. REGULAR ACTION ITEMS 1a. 620 AIRPORT BOULEVARD, ZONED AA – APPLICATION TO RENEW CONDITIONAL USE PERMIT FOR LONG TERM AIRPORT PARKING AS AN INTERIM USE (PAUL SALISBURY, APPLICANT; DEMATTEI WONG ARCHITECTURE, ARCHITECT; AND BOCA LAKE OFFICE, INC., PROPERTY OWNER) STAFF CONTACT: RUBEN HURIN Reference staff report dated August 22, 2011, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Twenty-one (21) conditions were suggested for consideration. Questions of staff:  Asked who is responsible for tracking the expiration dates of conditional use permits like this? (Meeker – noted that staff typically provides notice to the applicant that the term of the permit is approaching expiration, though the ultimate responsibility lies with the applicant to apply for an extension prior to the expiration date of the permit.)  Are there any fees that the City would need to collect? (Meeker – noted that fees are usually collected for airport parking facilities – fees for this property would have continued to have been collected even though the expiration date of the permit has passed.)  Are approvals for all airport parking lots limited to five years? (Meeker – yes, this is a restriction placed by the zoning ordinance upon such uses to ensure that they are “temporary” in nature.)  Want to encourage development of the property, not the long-term use of the property as airport parking.  Noted that the plans for the property date back to 2004-05 and that the use has not changed since then. There is nothing encouraging the property owner to do anything else with the property – the airport parking use may be extended by the City every five years.  Asked if the term of the extension could be based upon the 2009 expiration date; essentially a term of three additional years from today? (Meeker – yes, this could be done.)  The City needs to provide the property owner the opportunity to earn money on the property until the economy improves. The property owner may eventually build a hotel on the property when conditions improve and he can afford to do so. Chair Yie opened the public hearing. Paul Salisbury, 1555 Bayshore Highway; represented the applicant. Commission comments:  Clarified that the primary interest in removing the item from the consent calendar was to determine who is ultimately responsible for bringing the matter before the Planning Commission in advance of the expiration date. Public comments:  None. There were no further comments and the public hearing was closed. CITY OF BURLINGAME PLANNING COMMISSION – Approved Minutes August 22, 2011 3 Commissioner Auran moved to approve the application, by resolution, with the permit extension being from today’s date, with the following conditions: 1. that the long-term airport parking facility use shall operate as shown on the plans submitted to the Planning Department and date stamped June 22, 2004, sheet Sk.1a and date stamped September 2, 2003, sheet Sk.2a and date stamped August 17, 2011, sheets A0.1, A1.1, L3 and L4; 2. that the conditions of the City Engineer’s July 30, 2003, memo and the City Arborist's June 17, 2004, memo shall be met, which includes planting 5-gallon Frazer’s Photinia spaced four feet apart, with proper irrigation, in front of the security fence along Airport Boulevard; 3. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the property owners shall be responsible for inspecting and cleaning all filters twice each year as well as immediately prior to and once during the rainy season (October 15 – April 1) and shall submit to the City and have approved a plan for filter/drain maintenance; 4. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a maximum of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van storage shall take place on site nor shall the use of any number of parking spaces be contracted to a single user or corporation without amendment of this use permit; 5. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage problems and to hold the City harmless from any claims arising from such problems; 6. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a building or grading permit for this project; 7. that the landscaping and irrigation system shall be maintained by the property owner including but not limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and replacement of plant material as necessary to maintain a visual barrier and the approved landscape design; 8. that this use permit for long term airport parking with the conditions listed herein is a temporary use and shall expire on June 28, 2009 September 1, 2016 (5 years); 9. that the parking lot lighting shall be energy efficient to the extent feasible to provide adequate light for customer safety; 10. that the applicant shall work with the City to establish an agreement regarding how the parking tax is collected if the parking spaces are used in association with a park and fly hotel room or other promotion program in association with the adjacent hotel or any office, hotel or other use; 11. that prior to commencement of grading and/or construction activities, the project sponsor shall submit a dust abatement program for review and approval of the City’s NPDES (National Pollution Discharge Elimination System) administrator; the project sponsor shall require the construction contractor to implement this dust abatement program; 12. that if archaeological remains are uncovered, work at the place of discovery should be halted immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of CITY OF BURLINGAME PLANNING COMMISSION – Approved Minutes August 22, 2011 4 archaeological deposits could require additional archaeological investigations to determine the significance of the find; 13. that if human remains are encountered during project construction, the San Mateo County Coroner’s Office will be notified immediately. The coroner will determine if the remains are those of a Native American, and if they are, will notify the Native American Heritage Commission. The Native American Heritage Commission will make a determination regarding the individual’s “most likely descendant” who will then make recommendations for the disposal of the remains. The Native American Heritage Commission will mediate conflicts between the project proponent and the most likely descendant. Accidental discovery of human remains could require additional investigations to determine if other graves are present; 14. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts of proposed project modifications to the levee on levee stability and any fill on site. The geotechnical investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of expected ground motions along the San Andreas fault in accordance the 1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected ground motions determined by a registered geotechnical engineer shall be incorporated into the final design as part of the project. The final seismic considerations for the site shall be submitted to and approved by the City of Burlingame Structural and City Engineers before grading permits are issued; 15. that the project storm drainage system shall be designed and constructed in accordance with the STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for long-term operations and maintenance of the oil and sediment separator or absorbent filter systems including but not limited to the operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, and the effectiveness of the water treatment systems. The performance of the filters shall be monitored regularly by the project applicant or a third party to determine the effectiveness of the water treatment and conclusions reported to the City. To further help minimize and prevent the amount of pollutants entering the storm drain system, the project sponsor shall implement Best Management Practices and source control measures that shall include, but are not necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris following landscape work or small scale construction, available trash receptacles, regular trash collection and the application of absorbent material on oil and fuel leaks from automobiles; 16. that during operation of the project, the project sponsor shall implement a program for regularly collecting and properly disposing of litter and debris that may accumulate on the project site; 17. that order to maintain the existing on-site well for potential use for any future long-term development on the project site, the well head elevation shall be modified if needed in accordance with proposed project grading and construction plans and a new well vault shall be installed in accordance with San Mateo County water well standards to prohibit infiltration of storm water contaminants and prevent potential damage to the well casing; 18. that the applicant shall require the construction contractor to limit noisy construction activities to the least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays); Boca Lake Office, Inc. August 21, 2019 Burlingame Planning Department 501 Primrose Road, Burlingame, CA 94010 RE: UPDATED Conditional Use Permit Application for 620 Airport Boulevard Parcel No. 026342-330 Lot No. 4-8; block 6 Dear Planning Commission and Planning Department, Further to our initial Conditional Use application request materials dated July 29, 2019, please see the proposed anticipated development timeline for the subject site in Exhibit A for your reference. We understand from discussions with City staff the desire to have clarity on the potential redevelopment timeline in conjunction with the current request for a five year use extension for the existing long-term parking lot, with presentations to the Planning Commission beginning in the fourth anniversary year. The request for the use extension period as proposed and the projected timeline is intended to provide sufficient time to explore various potential development options, site diligence, team selection, initial design concept development, and time for entitlement approvals. We are committed to explore transitioning the existing parking lot to other developed uses that would be more desirable to the City while compatible with adjacent use, and the intended plans of the Bayfront area. We respectfully request the Planning Commission to grant a conditional use extension for the existing long-term parking lot use for five years. Sincerely, Sharon Lai Director of Development Encl: Exhibit A – CUP Request Timeline 433 California Street, 7th Floor, San Francisco, CA 94104-2011 Tel: 415-982-7777 Fax: 415-982-7781 Exhibit A Secretary RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made to renew a Conditional Use Permit to continue operation of an existing long term airport parking facility at 620 Airport Boulevard, zoned AA, Boca Lake Office, Inc., 433 California Street, 7th Floor, San Francisco, CA, 94104, property owner, APN: 026-342-330; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 26, 2019, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section: 15301, which states that existing facilities, consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination are exempt from environmental review, is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit “A” attached hereto. Findings for such Conditional Use Permit are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, ____________________________, Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26th day of August, 2019 by the following vote: EXHIBIT “A” Conditions of approval for Categorical Exemption and Conditional Use Permit 620 Airport Boulevard Effective September 5, 2019 Page 1 1. that the long-term airport parking facility use shall operate as shown on the plans submitted to the Planning Department and date stamped June 22, 2004, sheet Sk.1a and date stamped September 2, 2003, sheet Sk.2a and date stamped August 17, 2011, sheets A0.1, A1.1, L3 and L4; 2. that on the fourth anniversary of the renewal (September 2023), the applicant shall provide a written update and an in-person report at a Planning Commission meeting regarding the progress of the development of the site; 3. that the conditions of the City Engineer’s July 30, 2003, memo and the City Arborist's June 17, 2004, memo shall be met, which includes planting 5-gallon Frazer’s Photinia spaced four feet apart, with proper irrigation, in front of the security fence along Airport Boulevard; 4. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the property owners shall be responsible for inspecting and cleaning all filters twice each year as well as immediately prior to and once during the rainy season (October 15 – April 1) and shall submit to the City and have approved a plan for filter/drain maintenance; 5. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a maximum of 346 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van storage shall take place on site nor shall the use of any number of parking spaces be contracted to a single user or corporation without amendment of this use permit; 6. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage problems and to hold the City harmless from any claims arising from such problems; 7. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a building or grading permit for this project; 8. that the landscaping and irrigation system shall be maintained by the property owner including but not limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and replacement of plant material as necessary to maintain a visual barrier and the approved landscape design; 9. that this use permit for long term airport parking with the conditions listed herein is a temporary use and shall expire on September 1, 2024 (5 years); 10. that the parking lot lighting shall be energy efficient to the extent feasible to provide adequate light for customer safety; EXHIBIT “A” Conditions of approval for Categorical Exemption and Conditional Use Permit 620 Airport Boulevard Effective September 5, 2019 Page 2 11. that the applicant shall work with the City to establish an agreement regarding how the parking tax is collected if the parking spaces are used in association with a park and fly hotel room or other promotion program in association with the adjacent hotel or any office, hotel or other use; 12. that prior to commencement of grading and/or construction activities, the project sponsor shall submit a dust abatement program for review and approval of the City’s NPDES (National Pollution Discharge Elimination System) administrator; the project sponsor shall require the construction contractor to implement this dust abatement program; 13. that if archaeological remains are uncovered, work at the place of discovery should be halted immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of archaeological deposits could require additional archaeological investigations to determine the significance of the find; 14. that if human remains are encountered during project construction, the San Mateo County Coroner’s Office will be notified immediately. The coroner will determine if the remains are those of a Native American, and if they are, will notify the Native American Heritage Commission. The Native American Heritage Commission will make a determination regarding the individual’s “most likely descendant” who will then make recommendations for the disposal of the remains. The Native American Heritage Commission will mediate conflicts between the project proponent and the most likely descendant. Accidental discovery of human remains could require additional investigations to determine if other graves are present; 15. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts of proposed project modifications to the levee on levee stability and any fill on site. The geotechnical investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of expected ground motions along the San Andreas fault in accordance the 1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected ground motions determined by a registered geotechnical engineer shall be incorporated into the final design as part of the project. The final seismic considerations for the site shall be submitted to and approved by the City of Burlingame Structural and City Engineers before grading permits are issued; 16. that the project storm drainage system shall be designed and constructed in accordance with the STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for long-term operations and maintenance of the oil and sediment separator or absorbent filter systems including but not limited to the operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, and the effectiveness of the water treatment systems. The performance of the filters shall be monitored regularly by the project applicant or a third party to determine the effectiveness of the water treatment and conclusions reported to the City. To further EXHIBIT “A” Conditions of approval for Categorical Exemption and Conditional Use Permit 620 Airport Boulevard Effective September 5, 2019 Page 3 help minimize and prevent the amount of pollutants entering the storm drain system, the project sponsor shall implement Best Management Practices and source control measures that shall include, but are not necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris following landscape work or small scale construction, available trash receptacles, regular trash collection and the application of absorbent material on oil and fuel leaks from automobiles; 17. that during operation of the project, the project sponsor shall implement a program for regularly collecting and properly disposing of litter and debris that may accumulate on the project site; 18. that order to maintain the existing on-site well for potential use for any future long-term development on the project site, the well head elevation shall be modified if needed in accordance with proposed project grading and construction plans and a new well vault shall be installed in accordance with San Mateo County water well standards to prohibit infiltration of storm water contaminants and prevent potential damage to the well casing; 19. that the applicant shall require the construction contractor to limit noisy construction activities to the least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays); 20. that the applicant shall require contractors to muffle all equipment used on the site and to maintain it in good operating condition. All internal combustion engine-driven equipment shall be fitted with intake and exhaust mufflers that are in good condition. This measure should result in all non-impact tools generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet; 21. that applicant shall require contractors to turn off powered construction equipment when not in use; and 22. that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame. 620 Airport Boulevard 300’ noticing APN #: 026.342.330 DPR 523A *Required information State of California ⎯ The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code 6Z Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1 of 14 Resource name(s) or number (assigned by recorder) 1453 Bernal Avenue P1. Other Identifier: *P2. Location: Not for Publication Unrestricted *a. County San Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 1999 *c. Address 1453 Bernal Avenue City Burlingame Zip 94010 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN *e. Other Locational Data: Assessor’s Parcel Number 026-044-070 *P3a. Description: 1453 Bernal Avenue is a rectangular parcel in Burlingame’s Easton Addition neighborhood (Figure 1). The property contains a single residence, designed in a vernacular style, and is situated on the south side of Bernal Avenue, between Adeline and Hillside drives.1 The subject building is set back near the south property line, with a wide lawn and gravel driveway occupying the front of the parcel along Bernal Avenue (Figure 2). Privacy hedges and fences delineate the parcel’s east and south boundaries. The subject building has a rectangular footprint, oriented east-west, and is composed of two adjoining one-story volumes. The east volume contains a residential unit and the west volume is a garage (Figure 3 – Figure 4). The garage is clad in vertical wood siding and has a flat roof, while the residential unit is clad in weatherboard siding and has an asphalt-shingle shed roof, sloping down towards Bernal Avenue. (See Continuation Sheet, page 2.) *P3b. Resource Attributes: HP2. Single family property; HP4: Ancillary building (detached garage) *P4. Resources Present: Building Structure Object Site District Element of District Other P5b. Photo: (view and date) View southwest of the primary (northeast) façade, June 14, 2019. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both Garage ca. 1929; Residential unit 1947 (Burlingame building permits and water tap record) *P7. Owner and Address: Josh and Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 170 Maiden Lane San Francisco, CA 94108 *P9. Date Recorded: 06/14/2019 *P10. Survey Type: Intensive *P11. Report Citation: (Cite survey report and other sources, or enter “none”) None *Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (list) 1 The Burlingame street grid is oblique to the cardinal directions. For the sake of being concise in this report, “north” will refer to parts of the building oriented towards Bernal Avenue, and all other directional references are adjusted accordingly. P5a. Photo State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 14 Resource Name or # (Assigned by recorder) 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L *P3a. Description (continued): Figure 1: Aerial photograph of 1453 Bernal Avenue. Approximate boundary of subject property outlined in orange. Source: Google Maps, 2018. Edited by Page & Turnbull. The north (primary) façade of 1453 Bernal Avenue is oriented towards the front lawn and the street. The facade spans the width of the two volumes that comprise the building’s mass. A low brick and aggregate patio extends in front of the residential unit. A brick bulkhead extends the width of the residential unit volume and is interrupted by an entrance door near the façade’s east (left) corner. The unglazed wood door has six flat panels. West (right) of the door, a large, fixed, twelve -light picture window illuminates the interior. The volume’s asphalt-shingle shed roof projects beyond the north façade, creating an overhanging eave. Narrow trellises scale the volume’s east and west corners, framing the eaves (Figure 5 – Figure 6). The garage extends west (right). The north façade of the garage contains a single sixteen-panel garage door. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 14 Resource Name or # (Assigned by recorder) 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Figure 2: Lawn and driveway in front of 1453 Bernal Avenue. Figure 3: Residential unit volume. Figure 4: Garage volume. Figure 5: East trellis. Figure 6: West trellis. The east façade of 1453 Bernal Avenue is comprised of the east end of the building’s residential unit volume (Figure 7). On the south (left), the façade contains a single-light wood door. A concrete stoop leads to this door. North (right) of this door, a fixed, undivided window is the façade’s only other openi ng. Both the door and the window on the façade are shaded with plastic awnings. The south façade of 1453 Bernal Avenue runs close to the south property line and a privacy fence (Figure 8 – Figure 9). The garage volume contains no fenestration on the south façade, so this half of the façade contains uninterrupted vertical wood s iding. East (right) of the garage volume, three vinyl two-light sliding windows are located at the end of the residential unit volume. The west façade of 1453 Bernal Avenue is comprised of the west end of the building’s garage volume. The façade contains no fenestration openings, so therefore has uninterrupted vertical wood siding (Figure 10). The subject property is in the Easton Addition neighborhood, northeast of downtown Burlingame. The neighborhood contains many homes built in Craftsman and revival styles, built primarily in the 1920s and 1930s. Based on a Sanborn Map Company fire insurance map, the block surrounding 1457 Bernal Avenue was largely built out by 1921. The subject building was built in 1948 as an auxiliary building to the 1908 Craftsman residence immediately to the west (right) (Figure 11). Many of the block’s early twentieth-century detached homes survive today, while some new houses have infilled the last remaining vacant lots or have replaced older houses. The new residential construction was built at the same scale as older houses, however, and does not make the neighborhood less visually cohesive. Houses in the neighborhood are small or mid-sized, detached, and are set back from the street with lawns (Figure 12 – Figure 13). State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 14 Resource Name or # (Assigned by recorder) 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Figure 7: East façade. Figure 8: Oblique view of south façade, garage volume. Figure 9: Oblique view of south façade, residential unit volume. Figure 10: West façade. Figure 11: 1457 Bernal Avenue, located west (right) of the subject property, built in 1908. Figure 12: 1452 Bernal Avenue, located across Bernal Avenue from the subject property, built in 1924. Figure 13: 1449 Bernal Avenue, located east (left) of the subject property, built in 1929. DPR 523B *Required information State of California ⎯ The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 5 of 14 *NRHP Status Code 6Z *Resource Name or # (assigned by recorder) 1453 Bernal Avenue B1. Historic name: 1453 Bernal Avenue B2. Common name: 1453 Bernal Avenue B3. Original Use: Single-Family Residence B4. Present use: Single-Family Residence *B5. Architectural Style: Vernacular *B6. Construction History: In conducting research for this report, Page & Turnbull staff did not find a construction date for 1453 Bernal Avenue. Howeve r, several historic documents, photographs, maps, and building permits suggest when the building was likely built. Though 1453 Bernal Avenue is located on a separate lot, the subject building originally functioned as a garage and accessory building to the neighboring residence, 1457 Bernal Avenue, which was constructed around 1908. In a 1912 photograph, a garage appears adjacent to 1457 Bernal Avenue, in approximately the same location as the subject building (Figure 14). According to the photograph, this garage had a mono-pitched roof, sloping east, and was clad with vertical wood siding. This early building also had no garage door. It is unclear if this early garage was later remodeled to assume its current appearance, or if it was demoli shed and replaced by the existing structure. However, it is most likely the garage stood alone, without an adjoining residential unit. A 1921 fire insurance map, drawn by the Sanborn Map Company, illustrates the garage at 1453 Bernal Avenue with a square f ootprint, smaller than the existing building and the word “auto” clarifying that its garage use was its only function (Figure 15). (See Continuation Sheet, Page 6). *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: None B9a. Architect: Architect unknown b. Builder: Builder unknown *B10. Significance: Theme: Residential Architecture Area Easton Addition Period of Significance N/A Property Type N/A Applicable Criteria N/A Historic Context: City of Burlingame The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the US Minister to China. Following Burlingame’s death in 1870, the land reverted to Ralston and eventually to Ralston’s business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. In 1893, William Sharon’s trustee, Franci s G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi-rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurrent with small -scale subdivisions in the vicinity of Burlingame Avenue. During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small village of Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Franc isco in 1903. However, the 1906 earthquake and fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village’s population grew from 200 to 1,000. In 1908, Burlingame incorporated as a city, and in 1910, annexed the north adjacent town of Easton. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame’s population had increased to 4,107.2 (See Continuation Sheet, page 10). B11. Additional Resource Attributes: *B12. References: See Continuation Sheet, page 15. B13. Remarks: None *B14. Evaluator: Robert Watkins, Page & Turnbull, Inc. *Date of Evaluation: April 16, 2019 2 Joanne Garrison, Burlingame: Centennial 1908-2008 (Burlingame, CA: Burlingame Historical Society, 2007). Source: San Mateo County Assessor-County Clerk-Recorder, 2019. Property highlighted orange. Modified by Page & Turnbull (This space reserved for official comments.) State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 6 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L *B6. Construction History (continued): A 1929 building permit reveals $200 of construction work but does not specify the work done. By 1941, however, the garage had expanded with an addition to the east, as evidenced in an aerial photograph. The 1929 building permit may reference the addition of a new garage bay to the existing garage or the wholesale construction of a new garage. Given that the driveway spans the width of the garage building in the 1941 aerial photograph, and that the building was not connect ed to the municipal water system until 1947, it is most likely that this expanded building functioned only as a garage, without an attached apartment. This building that appears in the 1941 aerial photograph has a different footprint from the existing subj ect building (Figure 16Error! Reference source not found.). Though the 1941 building has a clear central seam between two volumes, the existing building’s east volume appears much larger and more flush with the east property line. A water tap record maintains that the subject building was connected with the municipal water system on August 2, 1947, suggesting the construction of a residential unit (Figure 17). The address 1453 Bernal Avenue first appears in the 1948 Burlingame City Directory, confirming that a residential unit was added in 1947. Of the two volumes that encompass the subject building as it stands today, the garage volume appears to have a similar footprint and scale to the garage that appears in the 1941 aerial photograph. It appears that the residential unit was added to the existing garage in 1947. Building permit applications at the Community Development Department describe further construction on the subject building in the early 1980s. After storm damage, the garage received a new roof, repairs, and a new garage door in 1982. Building permit applications on file for 1453 Bernal Avenue at the Burlingame Community Development Department are listed below: Date Permit # Architect/Builder/Contractor Owner Listed Description 01/31/1929 1541 None listed Archie Tiddy None listed. Possibly garage construction. 06/07/1979 Z-796 Rashleger Construction Henry Gogarty Bath remodel 06/04/1982 4526 Owner Henry Gogarty Garage repairs, new garage door, and new roof. Observations in June 2019 suggest few unpermitted exterior alterations to the property. Vinyl sliding windows likely replaced older windows on the south façade. The aluminum awnings on the east façade may have been added, though similar awnings had become popular by the late 1940s. Otherwise, the building appears to have changed little since the construction of the residential unit in 1947. In its current appearance, the building represents two distinct periods of construction: the older garage volume and the 1947 residential unit volume. The garage volume may have been constructed before 1912, as visible in the early photograph, but was likely heavily remodeled or reconstructed in 1929, given the building permit from that year. This work was completed before 1941. *B10. Significance (continued): Easton Addition Neighborhood The subject property was constructed in the Easton Addition neighborhood in Burlingame, on land that was formerly part of Rancho Buri Buri, a 15,000 acre Mexican-era land grant.3 By about 1859, Darius Ogden (D.O.) Mills and his sister Adeline Mills Easton had purchased the vast majority of land in what is now north Burlingame from the Sanchez family that owned Rancho Buri Buri.4 Adeline’s husband Ansel I. Easton died in 1868, leaving the family’s large estate to his son Ansel Mills Easton.5 Easton subdivided his families estate beginning in 1905 to create the town of Easton. A portion of Easton’s subdivided land was annexed by Burlingame in 1910, known as the Easton Addition. In 1913, Easton established a battery-operated streetcar line that ran from Carmelita Avenue and California Drive up to Hillside Drive and Alvarado as a means of spurring development.6 The line closed in 1918 when sales and home development failed to materialize. Easton Drive, designed by National Parks Superintendent Mark Daniels, was called “one of the finest scenic roads in the West” when it was completed around 1914, and terminated at the highest point of Burlingame Hills, providing scenic views that reportedly attracted hundreds of motorists every weekend.7 At the beginning of the 1920s, the Easton Addition neighborhood was still sparsely populated, but the mobility provided by private automobiles spurred an explosion in development in the 1920s and 30s.8 Several schools, including Hoover Elementary School (1930) opened to serve the growing community. By the close of the 1940s, Easton Addition was nearly fully developed. The former crescent-shaped park at the end of Hillside Drive, encompassed by Hillside Circle and Alvarado Avenue, which marked the 3 “Explore the History of Burlingame,” Burlingame Historical Society, accessed June 26, 2019, https://burlingamehistory.org/history-of-burlingame/. 4 Garrison, Burlingame, 30-31. 5 Joanne Garrison and Burlingame Historical Society, “Ansel I. Easton and Adeline Easton,” Peninsula Royalty: The Founding Families of Burlingame-Hillsborough, accessed October 3, 2018, https://burlingamefoundingfamilies.wordpress.com/easton -introduction/ansel-i-easton/. 6 Garrison, Burlingame, 40-41. 7 “Auto Men Building Peninsula Homes,” San Francisco Chronicle, September 26, 1914. 8 Garrison, Burlingame, 48. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 7 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L termination point of Easton’s failed streetcar line was also developed with residences by the 1940s. A brick pergola installed in the at intersection of Alvarado Avenue and Hillside Drive as a streetcar stop is still extant, although now surrounded by homes. 1543 Cypress Avenue Owner and Occupant History A garage at 1453 Bernal Avenue was originally constructed before 1912 for original owners William F. and Lorania Toothaker. T he garage served their adjacent residence at 1457 Bernal Avenue . The garage was then owned and expanded by subsequent owners of 1457 Bernal Avenue, Archie D. and Ethel Tiddy. It was not until 1947 that the building grew to encompass a residential uni t, first occupied by Redick D. and Teresa Tiddy, the son and daughter -in-law of the owners of 1457 Bernal Avenue. It appears that once the residential unit was added, the building continued to be owned by the owners of 1457 Bernal Avenue, who leased the unit t o various tenants. Redick Tiddy, born c. 1922, grew up in the neighboring house and received a degree in Business Adm inistration from the University of California, Berkeley.9 He served in the U.S. Army during World War II and later worked as an accountant for Arabian Oil Company. Teresa Tiddy grew up in Los Angeles and attended the University of California, Los Angeles b efore receiving her degree from the University of California, Berkeley.10 The Tiddy household occupied the residential unit at 1453 Bernal Avenue until the birth of their son, Jack Tiddy, in 1950.11 Following the Tiddys’ departure, George E. and Mayme Toel occupied the subject building for three years, between 1952 and 1955. George Toel was born around 1896 in Missouri but appears to have moved to San Francisco by 1900, according to Census Records from that year. By 1952, when he is first listed in the Burlingame City Directory, he is listed as a painter. Mayme Toel was born in 1904 and later married George. Few references were found to the Toels in local newspapers. The building’s longest-residing tenant was Anna Munro Duperu, who lived at 1453 Bernal Avenue between 1956 and 1972. Anna was born around 1885 in California and married Redick Duperu. As early as 1913, the couple lived at 1464 Vancouver Avenue, a block away from the subject building in Burlingame’s Easton Addition. Following Redick’s death in 1929, Anna continued to occupy the house on Vancouver Avenue but was hired by the owner of 1457 Bernal Avenue, Archie Tiddy, as a bookkeeper in his grocery store. In 1956, she moved into the residential unit attached to the gar age, where she lived until her death in 1972. Little information was found about the subsequent tenant, Steven Meyer, who lived at 1453 Bernal Avenue for a single year in 1973. Following their marriage, Phillip and Jill Lighty lived in the residential unit for three years, between 1974 and 1977. During this time, Philip worked for a Guatemalan imports company. Lee Ann Hess and Ronald Noyes were the next occupants of the building, as listed in Burlingame city directories. Finally, Jim Gogarty was listed as an occupant of 1453 Bernal Avenue between 1984 and 1988. Gogarty is the son of Henry and Winifred Gogarty, owners of the subject building and 1457 Bernal Avenue between 1965 and 2018. The following tables outline the ownership and occupancy histories of 1453 Bernal Avenue, compiled from Burlingame city directories, Ancestry.com, and City of Burlingame Ownership Cards on file at the Burlingame Historical Society: Years of Ownership12 Owners Occupation (if listed) c. 1910 – c. 1923 William F. Toothaker Lorania Toothaker Hydraulic Engineer Not listed 1918 – c. 1963 Archie D. Tiddy Ethel Tiddy Grocer (Tiddy Bros.) Not listed 1965 - 2018 Henry A. Gogarty Winifred Gogarty West Coast Manager – Irish Tourist Board Not listed Years of Occupation13 Tenants Occupation (if listed) 1947 – 1950 Redick D Tiddy Accountant (Arabian Oil Co.) 9 “Vows Solemnized in Impressive Ceremony Followed by Reception,” Wilmington, CA: Wilmington Daily Press Journal, September 18, 1947. 10 Ibid. 11 “Son Born to Redick Tiddys,” Wilmington, CA: Wilmington Daily Press Journal, April 7, 1950. 12 Note that length of ownership or occupation may extend beyond the listed dates. However, for the purpose of this table, only the known years of ownership or occupation are included. 13 Note that length of ownership or occupation may extend beyond the listed dates. However, for the purpose of this table, only the known years of ownership or occupation are included. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 8 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Years of Occupation13 Tenants Occupation (if listed) Teresa Tiddy Not listed 1952 – 1955 George E. Toel Mayme Toel Painter Not listed 1956 – 1972 Anna M. Duperu Retired Bookkeeper (Tiddy Bros. Grocery) 1973 Steven Meyer Not listed 1974 – 1977 Phillip Lighty Jill Lighty Lighty Guatemalan Imports Not listed 1981 – 1983 Lee Ann Hess Ronald Noyes Not listed Not listed 1984-1988 Jim Gogarty Not listed Evaluation: The property at 1453 Bernal Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The building does not appear in the California Historical Resources Information System (CHRIS) as of 2012, indicating that no record of previous survey or evaluation is on file with the California Office of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties beyond the Downtown Specific Plan Draft Inventory of Historic Resources (on which the subject property is not listed). Therefore, the property is not listed locally.14 Criterion A/1 (Events) 1457 Bernal Avenue does not appear to be individually eligible for listing in the National Register under Criterion A or the California Register under Criterion 1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. 1453 Bernal Avenue was likely either constructed or heavily remodeled from an early garage in 1929. The garage functioned as an auxiliary building to the neighboring house, 1457 Bernal Avenue, and in 1947, owners Archie and Ethel Tiddy expanded the subject building with a residential unit, which they rented out. 1457 Bernal Avenue was not the earliest on the subject block, nor does its construction appear to be related to subsequent significant patterns of development in the area. Thus, the property does not appear to rise to a level of significance necessary to be individually eligible for the National Register under Criterion A or California Register under Criterion 1. Criterion B/2 (Persons) 1543 Cypress Avenue does not appear to be individually eligible for listing in the National Register under Criterion B or the California Register under Criterion 2 (Persons). Since its construction, the property was owned by three couples: William and Lorania Toothaker, Archie and Ethel Tiddy, and Henry and Winifred Gogarty, all of whom owned and resided in the neighboring house, addressed 1457 Bernal Avenue. In 1947, Archie and Ethel Tiddy expanded the subject building with a residential unit addition, first occupied by their son, Redick, and his wife Teresa. Tenants of 1453 Bernal Avenue tended to stay for three years or less. The longest resident, Anna M. Duperu, resided in the residential unit for sixteen years. She had previously resided on a neighboring street and worked as a bookkeeper for Archie Tiddy, her future landlord. Anna and additional owners and occupants do not appear to have made contributions to local, state, or national history such that the subject property would be found significant under Criterion B/2. Therefore, research indicates that 1543 Cypress Avenue does not appear to be individually eligible for listing in the National Register under Criterion B or California Register under Criterion 2. Criterion C/3 (Architecture) 1453 Bernal Avenue does not appear to be individually eligible for listing in the California Register under Criterion 3 (Architecture). The garage and residential unit at 1453 Bernal Avenue were built in two construction phases by an unknown architect/builder; thus, 1453 Bernal Avenue cannot be considered the work of a master architect. The garage was either built anew or heavily remodeled around 1929 and later expanded with a residential unit in 1947. The building and surrounding landscape do not appear to embody the distinctive characteristics of any particular style and can be best categorized as vernacular. The building does not possess a high level of artistry that would be necessary to determine the building as significant for its architecture. Furthermore, the subject building was built in a different period and embodies a different style from the neighboring house it used to be associated with, 1457 Bernal Avenue. Therefore, research indicates that 1453 Bernal Avenue does not appear to be individually eligible for listing in the National Register under Criterion C or California Register under Criterion 2. 14 Carey & Company, “Inventory of Historic Resources: Burlingame Downtown Specific Plan,” October 6, 2008. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 9 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Criterion D/4 (Information Potential) The subject property does not appear to be individually eligible under Criterion D/4 as a building that has the potential to provide information important to the prehistory or history of the City of Burlingame, state, or nation. It does not appear to feature construction or material types, or embody engineering practices that would, with additional study, provide important information. Page & Turnbull’s evaluation of this property was limited to age-eligible resources above ground and did not involve survey or evaluation of the subject property for the purposes of archaeological information. Evaluation (integrity): In order to qualify for listing in any local, state, or national historic register, a property or landscape must possess sign ificance under at least one evaluative criterion as described above and retain integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of an historical resource’s physical identity by the survival of certain characteristics th at existed during the resource’s period of significance,” or more simply defined as “the ability of a property to convey its significance.”15 As 1453 Bernal Avenue does not appear to be individually significant under any of the above listed criteria, detailed analysi s of its historic integrity is not included.16 Conclusion The garage and attached residential unit at 1453 Bernal Avenue was completed in 1947 within the Easton Addition neighborhood, built by an unknown builder. The building does not appear to embody the distinctive characteristics of any particular style and ca n best be categorized as vernacular. No significant events are associated with the property, nor do any owners or occupants appear to have contributed to history in a significant way. As such, the California Historical Resource Status Code (CHRSC) of “6Z” has been assigned to the property, meaning that it was “found ineligible for NR, CR or local designation through survey evaluatio n.”17 This conclusion does not address whether the property would qualify as a contributor to a potential historic district. A cursory inspection of the surrounding area of the Easton Addition reveals a high concentration of early-twentieth-century residences that warrant further study. However, additional research and evaluation of the Easton Addition neighborhood as a whole would need to be conducted to verify the neighborhood’s eligibility as a historic district. 15 California Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Series No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001) 11. 16 National Park Service, National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: National Park Service, revised 2002). 17 California Office of Historic Preservation Department of Parks and Recreation, Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory (Sacramento: California Office of State Publishing, November 2004), 5. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L *B12. References: Burlingame Community Development Department, Building Permit Records, 1453 Bernal Avenue, Burlingame, CA. Burlingame City Directories, 1920-1980. Available at the Burlingame Public Library. Burlingame Historical Society, City of Burlingame Ownership Cards. California State Office of Historic Preservation Department of Parks and Recreation. “Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory.” Sacramento, November 2004. Carey & Company. “Inventory of Historic Resources: Burlingame Downtown Specific Plan.” Prepared for the City of Burli ngame. October 6, 2008. “Explore the History of Burlingame.” Burlingame Historical Society. Accessed April 2019. https://burlingamehistory.org/histor y-of- burlingame/. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007. Garrison, Joanne and Burlingame Historical Society. “Ansel I. Easton and Adeline Easton.” Peninsula Royalty: The Founding Families of Burlingame-Hillsborough. Accessed October 3, 2018, https://burlingamefoundingfamilies.wordpress.com/easton-introduction/ansel-i-easton. Parker, Rodney Douglas. “The California Bungalow and the Tyrolean Chalet: The Ill-Fated Life of an American Vernacular.” Journal of American Culture 15. Vol. 4 (1992) San Mateo County Assssor-County Clerk-Recorder. Assessor Property Maps. — Grantor-Grantee Index. — Property Maps Portal. Accessed June 2019, http://maps.smcgov.org/GE_4_4_0_Html5Viewer_2_5_0_public/?viewer=raster. Sanborn Map Company. Insurance Maps of Burlingame, San Mateo County, California . March 1921 - November 1949. Available through the San Francisco Public Library and Burlingame Historical Society. University of Santa Barbara Library, Special Research Collections. Aerial Photography FrameFinder. https://www.library.ucsb.edu/src/airphotos/aerial-photography-information. Water Tap Record. 1543 Cypress Avenue, Burlingame, CA (September 1, 1913). State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Historic Maps and Material: Figure 14: Ca. 1912 photograph of 1457 Bernal Avenue. 1453 Bernal Avenue visible at far right. Source: Burlingame Historical Society. Figure 15: March 1921 Sanborn Map Company fire insurance map. Subject property boundary highlighted orange. Source: San Francisco Public Library. Edited by Page & Turnbull. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 12 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Figure 16: 1941 aerial photograph of 1453 Bernal Avenue. Subject property outlined orange. Source: Aerial photograph of Burlingame, Flight C-6660, Frame 275, Fairchild Aerial Surveys, March 22, 1941. UCSB Aerial Photograph Collection. Edited by Page & Turnbull. Figure 17: Water tap record for 1453 Bernal Avenue, dated August 2, 1947. Source: Burlingame Historical Society. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 13 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Figure 18: March 1921 - November 1949 Sanborn Map Company fire insurance map. Subject property boundary highlighted orange. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 19: 1956 aerial photograph of 1453 Bernal Avenue. Subject property outlined orange. Source: Aerial photograph of Burlingame, Flight GS-VLX, Frame 1-59, Clyde Sunderland, 1956. UCSB Aerial Photograph Collection. Edited by Page & Turnbull. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 14 of 14 Resource Name or # 1453 Bernal Avenue *Recorded by Page & Turnbull, Inc. *Date July 12, 2019  Continuation  Update DPR 523L Figure 20: 1965 aerial photograph of 1453 Bernal Avenue. Subject property outlined orange. Source: Aerial photograph of Burlingame, Flight CAS-65-130, Frame 1-126, Cartwright Aerial Surveys, 1965. UCSB Aerial Photograph Collection. Edited by Page & Turnbull. . Figure 21: 1999 aerial photograph of 1453 Bernal Avenue. Subject property outlined orange. Source: Aerial photograph of Burlingame, Flight HM-2000-USA, Frame 1123-69, Hauts-Monts, Inc., 1955. UCSB Aerial Photograph Collection. Edited by Page & Turnbull. (E) LOT LINE SIDE SETABCK50'-0"(E) LOT LINE (N) 6' REDWOOD FENCEGOOD NEIGHBOR DESIGN11'-0"34'-0"4'-0"5'-0"(N) PLANTER POCKETSFOR PRIVACY OF BOTHNEIGHBOR + OWNER TEMP. EGRESS TEMP. EGRESS TEMP. EGRESS TEMP. TEMP.1-HR FIRE-RESISTANTRATED CONSTRUCTIONFOR EAVES WITHIN 2-5FEET FROM PROPERTYLINE 9'-6"TOP PLATE (111.5')2ND FLR(SUB. FLR) (112.5')2ND FLR T.O.P. (121.0') 8'-6"MAIN FLR F.F. (102.00')GRADE (101.18')6'-9 1/2"26'-8"9 3/4"1'-0 3/4"30'-0" 12'-0"7'-6" ABOVE 2ND SUB. FLR.7'-6" 12'-0"45° TEMP. EGRESSP.G. HEADERCUSTOM WOODCOLUMNS (PAINTEDWHITE)HIDDEN FASTENERSTANDING SEAMROOFING, LOW PROFILEG.S.M. CHIMINEYVENT, LOW PROFILEAVERAGE T.O.C. (98.52')DHE (99.38)DHE (101.86)2X6 REDWOOD/CEDAR2X6 REDWOOD/CEDARBOARD & BATTEN WOODSIDING, PAINTEDG.S.M. HALF ROUND GUTTERSYSTEM (PAINTED), TYP.6X6 DECORATIVE WOODBRACKETS, PAINTEDDECORATIVE WOOD GABLEEND DETAIL, PAINTED1'-1"5'-0"2'-6"2'-6"5'-0" 5'-6"2'-6"DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIDE SETABCK 4'-0"12545°RIDGE HEIGHT (127.64')30' HEIGHT LIMIT (128.52')(E) LOT LINE SIDE SETABCK 50'-0"DRIVEWAY11'-8"32'-0"5'-0" TEMP. TEMP. TEMP. TEMP. TEMP. TEMP. EGRESS EGRESS EGRESS EGRESS1'-4"TEMP.EGRESS3'-0"7'-0"1-HR FIRE-RESISTANTRATED CONSTRUCTIONFOR EAVES WITHIN 2-5FEET FROM PROPERTYLINE12'-0"45°HIDDEN FASTENERSTANDING SEAMROOFING, LOW PROFILEDHE (101.86)BOARD & BATTEN WOODSIDING, PAINTEDG.S.M. HALF ROUND GUTTERSYSTEM (PAINTED), TYP.6X6 DECORATIVE WOODBRACKETS, PAINTEDDECORATIVE WOOD GABLEEND DETAIL, PAINTED 9'-6"TOP PLATE (111.5')2ND FLR(SUB. FLR) (112.5')2ND FLR T.O.P. (121.0') 8'-6"MAIN FLR F.F. (102.00')GRADE (101.18')6'-4 3/4"26'-3 1/4"9 3/4"1'-0 3/4"30'-0"7'-6" ABOVE 2ND SUB. FLR.7'-6"AVERAGE T.O.C. (98.52')(E) LOT LINE 12'-0"45°DHE (99.38)42" STEEL RAILING3'-6"DIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.SIDE SETABCK 4'-0"4'-0"1251252 X 6 R E D W O O D / C E D A R2X6 REDWOOD/CEDAR30' HEIGHT LIMIT (128.52')RIDGE HEIGHT (127.53') Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. & Mrs. Josh Friedman 1453 Bernal Avenue Burlingame, CA 94010 Title : Project : Date :4-5-19Drawn :TIM RADUENZ19_017Job No. : Owner : APN#: 026-044-060 Contractor : PLANNING SET Zoning: R1 BUILDING SET Josh & Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.0A3.0Scale: 1/4 = 1'-0"1Proposed Front ElevationA3.0Scale: 1/4 = 1'-0"2Proposed Rear Elevation FIXED/TEMP. FIXED48'-0"FRONT YARDREAR YARD HEADER W/ NOSING 9'-6"TOP PLATE (111.5')2ND FLR(SUB. FLR) (112.5')2ND FLR T.O.P. (121.0') 8'-6"MAIN FLR F.F. (102.00')GRADE (101.18')6'-9 1/2"26'-8"9 3/4"1'-0 3/4"30'-0"AVERAGE T.O.C. (98.52')HIDDEN FASTENERSTANDING SEAMROOFING, LOW PROFILEBOARD & BATTEN WOODSIDING, PAINTEDG.S.M. HALF ROUND GUTTERSYSTEM (PAINTED), TYP.6X6 DECORATIVE WOODBRACKETS, PAINTEDDECORATIVE WOOD GABLEEND DETAIL, PAINTEDDIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.CUSTOM WOODCOLUMNS (PAINTEDWHITE)G.S.M. CHIMINEYVENT, LOW PROFILE1'-1"126125RIDGE HEIGHT (127.64')30' HEIGHT LIMIT (128.52') FIXED/TEMP. TEMP. EGRESS TEMP. TEMP.REAR YARDFRONT YARD 9'-6"TOP PLATE (111.5')2ND FLR(SUB. FLR) (112.5')2ND FLR T.O.P. (121.0') 8'-6"MAIN FLR F.F. (102.00')GRADE (101.18')6'-4 3/4"26'-3 1/4"9 3/4"1'-0 3/4"30'-0"AVERAGE T.O.C. (98.52')HIDDEN FASTENERSTANDING SEAMROOFING, LOW PROFILEBOARD & BATTEN WOODSIDING, PAINTEDG.S.M. HALF ROUND GUTTERSYSTEM (PAINTED), TYP.6X6 DECORATIVE WOODBRACKETS, PAINTEDDIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.12512630' HEIGHT LIMIT (128.52')RIDGE HEIGHT (127.53') Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. & Mrs. Josh Friedman 1453 Bernal Avenue Burlingame, CA 94010 Title : Project : Date :4-5-19Drawn :TIM RADUENZ19_017Job No. : Owner : APN#: 026-044-060 Contractor : PLANNING SET Zoning: R1 BUILDING SET Josh & Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Elevations See DetailsA3.1A3.1Scale: 1/4 = 1'-0"1Proposed Right ElevationA3.1Scale: 1/4 = 1'-0"2Proposed Left Elevation (N) D.S.(N) D.S.SIDE SETBACK 4'-0"(N) 2 STORYRESIDENCE(N) SEWER LATERAL CLEANOUTALL CURB, GUTTER, DRIVEWAY AND SIDEWALKFRONTING SITE TO BEREPLACED(N) 6' REDWOOD FENCE, TYP.(HAPPY NEIGHBOR DESIGN)(N) DRIVEWAY APPROACH(N) 200 AMP. ELECT. METER(N) GAS METEROVERHEAD ELECT. LINE TO HOUSE(N) GAS LINE(N) FIRE AND WATER LINES. ALL WATER LINE CONNECTIONS TO CITY WATERMAINS FOR SERVICE OR FIRE LINE ARE TO BE INSTALLED PER CITY STANDARDPROCEDURES AND SPECIFICATION, AND ANY OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF-WAY.ALL EXISTING SANITARY SEWER LATERAL CONNECTIONS TO BEPLUGGED. (N) 4" LATERAL TO BE INSTALLED.EXTERIOR BEARING WALLS LESS THAN 5' FROM THE PROPERTYLINE WILL BE BUILT OF ONE-HOUR FIRE-RATED CONSTRUCTION.2016 CRC TABLE R302.1 (1) § OR 2016 CBC, TABLE 602.ONE HOUR FIRE-RESITSTANTRATED CONSTRUCTION FOREAVES WITHIN 2-5 FEET FROMPROPERTY LINE(N) DRIVEWAY GATE(N) 6' REDWOOD GATE TO REAR YARD(N) 6X6 STEEL POSTSIDE SETBACK 4'-0"(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.AVERAGE FRONTSETBACK 23'-11"REAR SETBACK 15'-0"4'-0"4'-0"9 1/2"1'-4"12'-0"13'-2 1/2"15'-0"(E) DRIVEWAYAPPROACH TO BEREMOVED(N) SINGLE STALLGARAGE(N) LAWN(N) TERRACE(N) 3' TALL O.D. KITCHENSTONE(N) DRIVEWAYPERMEABLE PAVERS23'-11"7'-0"(REMOVE)FIRE BACKFLOWPREVENTION DEVICE(N) LAWNADJACENT RESIDENCEADJACENT RESIDENCEF.F. 102'-0"F.F. 102'-0"F.F. 101'-9"8'-7 1/2"9'-11 1/2"(N) COVERED PORCHSTONEF.F. 101'-6"3P6P7P5R4P1P2PGGGGGGG1'-0"(E) WATER LINE TO BEABANDONED, (E) LINE TO BEBE CUT + CAPPED AT (E)MAIN CONNECTION ANDDISCONNECTED AT SERVICESADDLE AT MAIN.(N) WATER METER(E) WATER METER TO BEREMOVED2' x 2' BUBBLE BOXProposed Site Plan See DetailsA1.0Scale: 1"= 10'-0"1PROPOSED SITE PLANA1.0GENERAL NOTES & SCOPESTREET TREES1. PROTECT ALL STREET TREES DURING CONSTRUCTIONPUBLIC WORKS NOTES1. A REMOVE/REPLACE UTILITES ENCHROACHMENT PERMIT IS REQUIRED TO (1) REPLACE ALLCURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE, (2) PLUG ALL EXISTING SANITARYSEWER LATERAL CONNECTIONS AND INSTALL A NEW 4" LATERAL, (3) ALL WATER LINECONNECTIONS TO CITY WATER MAINS FOR SERVICES OF FIRE LINE ARE TO BE INSTALLED PER=CITY STANDARD PROCEDURES AND SPECIFICATION. (4) AND OTHER UNDERGROUND UTILITYWORKS WITHIN CITY'S RIGHT-OF WAY.2. GRADING PERMIT, IF REQUIRED WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLICWORKS.STORMWATER CHECKLIST NOTES1. DIRECT ROOF RUNOFF INTO CISTERNS OR RAIN BARRELS AND USE RAINWATER FOR IRRIGATION OROTHER NON-POTABLE USE.2. DIRECT RUNOFF FROM SIDEWALKS, WALKWAYS, AND/OR PATIOS ONTO VEGETATED AREAS.3. DIRECT RUNOFF FROM DRIVEWAYS AND/OR UNCOVERED PARKING LOTS ONTO VEGETATED AREAS.4. CONSTRUCT SIDEWALKS, WALKWAYS AND/OR PATIOS WITH PERMEABLE SURFACES.5. USE MICOR-DETENTION, INCLUDING DISTRIBUTED LANDSCAPE-BASED DETENTION.6. PROTECT SENSITIVE AREAS, INCLUDING WETLAND AND RIPARIAN AREAS, AND MINIMIZE CHANGES TOTHE NATURAL TOPOGRAPHY.7. MARK ON SITE INLETS WITH THE WORDS "NO DUMPING! FLOWS TO BAY" OR EQUIVALENT.8. (A.) RETAIN EXISTING VEGETATION AS PRACTICABLE (B) SELECT DIVERSE SPECIES APPROPRIATE TO THESITE. INCLUDE PLANTS THAT ARE PEST- AND/OR DISEASE-RESISTANT, DROUGHT-TOLERANT, AND/ORATTRACT BENEFICIAL INSECTS. (C) MINIMIZE USE OF PESTICIDES AND QUICK -RELEASE FERTILIZERS.9. DESIGN FOR DISCHARGE OF FIRE SPRINKLERS TEST WATER TO LANDSCAPE OR SANITARY SEWER.10. TEMPORARY EROSION CONTROLS TO STABILIZE ALL DENUDED AREAS UNTIL PERMANENT EROSIONCONTROLS ARE ESTABLISHED.11. DELINEATE WITH FIELD MARKERS THE FOLLOWING AREAS: CLEARING LIMITS, EASEMENTS, SETBACKS,SENSITIVE OR CRITICAL AREAS,BUFFER ZONES, TREES TO BE PROTECTED AND RETAINED, DRAINAGECOURSES.12. PROVIDE NOTES, SPECIFICATIONS OR ATTACHEMENTS DESCRIBING THE FOLLOWING: (A)CONSTRUCTION, OPERATION AND MAINTENANCE OF EROSION AND SEDIMENT CONTROLS, INCLUDEINSPECTION FREQUENCY; (B) METHODS AND SCHEDULE FOR GRADING, EXCAVATION, FILLING, CLEARINGOF VEGETATION , AND STORAGE AND DISPOSAL OF EXCAVATED OR CLEARED MATERIAL, (C)SPECIFICATIONS FOR VEGETATIVE COVER & MULCH, INCLUDE METHODS AND SCHEDULES FOR PLANTINGAND FERTILIZATION (D) PROVISIONS FOR TEMPORARY AND OR PERMANENT IRRIGATION13. PERFORM CLEARING AND EARTH MOVING ACTIVITIES ONLY DURING DRY WEATHER14. USE SEDIMENT CONTROLS OF FILTRATION TO REMOVE SEDIMENT WHEN DEWATERING AND OBTAINALL NECESSARY PERMITS.15. PROTECT ALL STORM DRAIN INLETS IN VICINITY OF SITE USING SEDIMENT CONTROLS (E.G. BERMS,SOCKS, FIBER ROLLS OR FILTERS)16. TRAP SEDIMENT ON-SITE, USING BMP'S SUCH AS SEDIMENT BASINS OR TRAPS, EARTHEN DIKES ORBERMS, SILT FENCES, CHECK DAMS, COMPOST BLANKETS OR JUTE MATS, COVERS FOR SOIL STOCK PILES,ETC.17. DIVERT ON-SITE RUNOFF AROUND EXPOSED AREAS; DIVERT OFF-STE RUNOFF AROUND THE SITE (E.GSWALES AND DIKES)18. PROTECT ADJACENT PROPERTIES AND UNDISTURBED AREAS FROM CONSTRUCTION IMPACTS USINGVEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS, DIKES,MULCHING OR OTHER MEASURES ASAPPROPRIATE.19. LIMIT CONSTRUCTION ACCESS ROUTES AND STABILIZE DESIGNATED ACCESS POINTS.20. NO CLEANING, FUELING OR MAINTAINING VEHICLES ON-SITE, EXCEPT IN A DESIGNATED AREAWHERE WASHWATER IS CONTAINED AND TREATED.21. STORE, HANDLE AND DISPOSE OF CONSTRUCTION MATERIALS/WASTES PROPERLY TO PREVENTCONTACT WITH STORMWATER.22. CONTRACTOR SHALL TRAIN AND PROVIDE INSTRUCTION TO ALL EMPLOYEES/SUBCONTRACTORS RE:CONSTRUCTION BMP'S.23. CONTROL AND PREVENT THE DISCHARGE OF ALL POTENTIAL POLLUTANTS, INCLUDING PAVEMENTCUTTINGWASTES,PAINTS,CONCRETE, PETROLEUM PRODUCTS,CHEMICALS,WASHWATEROR SEDIMENTS,RINSE WATER FROM ARCHITECTURAL COPPER, AND NON-STORMWATER DISCHARGES TO STORM DRAINSAND WATERCOURSES.1. PROTECT ALL EXISTING TREES DURING CONSTRUCTION, CONSULTARBORIST AS REQUIRED.2. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROMBASE OF TREE MAY BE REMOVED WITHOUT A PROTECTED TREE PERMITFROM THE PARKS DIVISION (558-7330) NO TREES ARE TO BE REMOVEDFOR THIS PROJECT.3. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIREDSINCE LANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON PLANS.4. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TOMANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. CGC4.106.2 & CGC 4.106.35. (N) A/C EQUIPMENT SHALL NOT EXCEED A MAXIMUM OUTDOORNOISE LEVEL OF 60 DBA DAYTIME (7AM-10PM OR DBA NIGHTTIME (10PM-7 AM) AS MEASURED FROM THE PROPERTY LINE. PER BURLINGAMEMUNICIPAL ZONING CODE 25.58.050.6. WHERE THE PROPERTY LINE IS LESS THAN 10 FEET FROM THEEXISTING TERMINAL OF ANY NEWLY INSTALLED OR REPLACEMENTHIGH EFFICIENCY MECHANICAL EQUIPMENT THE PIPE SIZE OF THE FINAL10 FEET OF ANY TERMINAL MUST BE INCREASED TO 3 INCHES OR, ASAN ALTERNATIVE, MANUFACTURER- APPROVED BAFFLES MUST BEINSTALLED. (ORD. 1856 § 7, (2010); ORD. 1889 §, (2013)7. IF GRADING PERMIT IS REQUIRED, IT WILL BE OBTAINED FROM THEDEPARTMENT OF PUBLIC WORKS. Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. & Mrs. Josh Friedman 1453 Bernal Avenue Burlingame, CA 94010 Title : Project : Date :4-5-19Drawn :TIM RADUENZ19_017Job No. : Owner : APN#: 026-044-060 Contractor : PLANNING SET Zoning: R1 BUILDING SET Josh & Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 NOTES:1. (OGEE) G.S.M. GUTTERS, & (3" GSM) DOWNSPOUTS:LINE ALL VALLEYS WITH GSM, AT LEAST 20" WIDE WITHWITH 1/4" EDGE TURNED OVER AND FASTENED WITHCLEATS. LAP JOINTS AT LEAST 4", BUT DO NOT SOLDER.2. ROOFING MATERIAL TO BE 40 YR ARCHITECTURALASPHALT SHINGLES, SEE CUT SHEET ABOVE, COLOR TOBE DETERMINED, ANTIQUE BLACK OR PEWTER GREY3. WHEN INSULATION IS INSTALLED IN ENCLOSEDRAFTER SPACES WHERE CEILINGS ARE APPLIED DIRECTTO THE UNDERSIDE OF ROOF RAFTERS, A MINIMUM AIRSPACE OF 1 INCH MUST BE PROVIDED, INSULATIONBAFFLE NEEDED.4. FLASHINGS AND COUNTER FLASHINGS SHALL NOT BELESS THAN 0.016-INCH (28-GAGE) CORROSIONRESISTANT METAL, AND VALLEY FLASHING5. AT THE JUNCTURE OF THE ROOF & VERTICALSURFACES, FLASHING & COUNTERFLASHINGS SHALLNOT BE LESS THAN 0.019-INCH (26 GAUGE)6. NA7. TERMINATION OF ALL ENVIRONMENTAL AIR DUCTSSHALL BE A MIN. OF 3'-0" FROM PROPERTY LINES ORANY OPENING INTO THE BUILDING (I.E. DRYERS, BATH&UTILITY FANS, ETC., MUST BE 3'-0" AWAY FROM DOORS,WINDOWS, OPENING SKYLIGHTS OR ATTIC VENTS, PERCODE8. (AS REQUIRED) THE TRUSS PLAN AND THE TRUSSCALC. SHALL BE REVIEWED & APPROVED BY THEENGINEER OF RECORD BEFORE SUBMITTING TO THEBUILDING DEPARTMENT FOR APPROVAL PRIOR TOFABRICATION. TRUSS PLANS SHALL BE WET SIGNED &WET STAMPED BY TRUSS DESIGN ENGINEER.9. FURNACE LOCATED IN ATTIC SPACE SHALL BE LISTEDFOR ATTIC LOCATION AND PROVIDED WITH 24" WIDESOLID FLOORING ACCESS WAY AND 30" WORKINGSPACE AT CONTROLS.10. ATTIC VENTILATION AT CALIFORNIA FRAMING TORECEIVE LOW PROFILE VENTS OR OPENING IN THEROOF SHEATHING BELOW11. ROOF EAVES SHALL NOT PROJECT WITHIN 2" OFTHE PROPERTY LINE WHERE SETBACK IS 4' PER 2016CRC § TABLE R302.1 (1) OR 2016 CBC TABLE 705.2. ALLROOF PROJECTIONS WHICH PROJECT BEYOND THEPOINT WHERE FIRE- RESISTIVE CONSTRUCTION WOULDBE REQUIRED WILL BE CONSTRUCTED OF ONE-HOURFIRE-RESISTANCE- RATED CONSTRUCTION PER 2016 CRC§R302.1 (1) OR 2016 CBC §705.2.11. (AS REQUIRED) ALL TRUSS/RAFTER BLOCKING TORECEIVE 2" DIA HOLES IN EVERY BLOCK TYPICAL FOREVEN DISTRIBUTION OF AIR FLOW.12. ATTIC IS GETTING NEW INSULATION,VERIFY (E)FANS/VENTS TO WHAT IS REQUIRED ER CURRENT CODE.(N) ROOFCLASS A: FIRE RATED (N) RIDGE6/12(N) SLOPELOW CHIMNEY FOR GAS INSERTFIREPLACEA4.01A4.01A4.02A4.02A4.11A4.116/12(N) SLOPE6/12(N) SLOPE6/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE (N) RIDGE5/12(N) SLOPE5/12(N) SLOPE (N) RIDGE (N) RIDGE6/12(N) SLOPE6/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE5/12(N) SLOPE (N) RIDGE (N) RIDGE (N) RIDGE (N) VALLEY (N) HIP (N) HIP (N) HIP (N) HIP (N) VALLEY (N) VALLEY (N) VALLEY (N) VALLEY (N) VALLEY (N) RIDGE (N) RIDGE (N) RIDGE (N) RIDGEVENT VENT VENT VENT VENT VENT VENT VENT VENTVENTVENT VENT VENT VENT G.S.M. HALF ROUND GUTTERONE HOUR FIRE-RESITSTANTRATED CONSTRUCTION FOREAVES WITHIN 2-5 FEET FROMPROPERTY LINE(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S.(N) D.S. (N) RIDGE(N) D.S. (N) VALLEY(N) D.S.(N) D.S.G.S.M. HALF ROUND GUTTERONE HOUR FIRE-RESITSTANTRATED CONSTRUCTION FOREAVES WITHIN 2-5 FEET FROMPROPERTY LINEATTIC TRUSS MAX 4'-0" HEIGHT(N) ROOFCLASS A: FIRE RATED (N) RIDGE6/12(N) SLOPE6/12(N) SLOPEVENTVENT VENTVENT LOT LINELOT LINE (N) D.S.G1.06G1.06Proposed Roof Plan See DetailsA2.1A2.1Scale: 1/4 = 1'-0"1PROPOSED ROOF PLANPLUMBING & HVAC NOTE:1. GROUP ALL EXHAUST FLUES TOGETHER WHEN POSSIBLE &LOCATE ON ROOFS SLOPING TO THE REAR OF HOUSE TYP.VERIFY LOCATION W/ DESIGNER.ATTIC FURNACE NOTES:1. PROVIDE THE FOLLOWING FOR ATTIC FURNACES (CMC SECTION904.04)A. PASSAGEWAY TO EQUIPMENT LESS THAN 6'-0" IN HEIGHT SHALLBE NOT MORE THAN 20'-0" IN LENGTH WHEN MEASURED ALONGTHE CENTER LINE OF PASSAGEWAY FROM THE ACCESS OPENINGTO THE EQUIPMENT. SECTION 904.10.1.B. UN-OBSTRUCTED PASSAGEWAY W/ A SOILD FLOORING ATLEAST 24" WIDE THROUGH-OUT ITS LENGTH. SECTION 904.10.2C. A 30"x30" LEVEL WORKING PLATFORM IN FRONT OF THESERVICE SIDE OF THE APPLIANCE. SECTION 904.10.3D. A PERMANENT 120V RECEPTACLE OUTLET AND LIGHTING FIXTURENEAR THE APPLIANCE. SECTION 904.10.4.E. UPRIGHT FURNACES MAYBE INSTALLED IN ATTIC OR CRAWLSPACEMORE THAN 5'-0" IN HEIGHT, PROVIDED THAT REQUIRED LISTINGS,DUCT AND FURNACE CLEARANCES ARE OBSERVED. SECTION904.10.5F. CLARIFY THE LOCATION OF THE FURANCE ON PLANS BY DASHEDLINE OR OTHER SYMBOL.SOLAR CONDUIT NOTE:PROVIDE A PIPE FOR SOLAR CONDUIT FOR FUTURE USE.*SOLAR PANEL AREA TO BE NO LESS THEN 150 SQ.FT.MAIN HOMEHOUSE VENTILATION CALC:SQ. FT. OF (N) ROOF: 1,379 SQ. FT.(N) 1,379/150 = 9.19 SQ. FT. OF VENTILATION IN NEW ROOF(N) ROOF VENTS (13 ea. X .75 SQ.FT.) = 9.75 SQ.FT.TOTAL VENTILATION INSTALLED = 9.75 SQ.FT.GARAGE VENTILATION CALC:SQ. FT. OF (N) ROOF: 396 SQ. FT.(N) 396/150 = 2.64 SQ. FT. OF VENTILATION IN NEW ROOF(N) ROOF VENTS (4 ea. X .75 SQ.FT.) = 3 SQ.FT.TOTAL VENTILATION INSTALLED = 3 SQ.FT.A2.1Scale: 1/4 = 1'-0"2PROPOSED ROOF PLANGARAGE Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. & Mrs. Josh Friedman 1453 Bernal Avenue Burlingame, CA 94010 Title : Project : Date :4-5-19Drawn :TIM RADUENZ19_017Job No. : Owner : APN#: 026-044-060 Contractor : PLANNING SET Zoning: R1 BUILDING SET Josh & Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 DNGARAGE5" CONC W/ APPROVEDVAPOR BARRIERG1.02G1.04G1.0 3G1.051 HR FIRE RATEDBOTH SIDES (SEE DETAIL)G1.072x4 WALL W/ 58 TYP. XGYP. BD. SYSTEM TOBE1- HR RATEDLANDING STONE TILE R-15 BATT INSL. TYP.IN WALLSATTIC LADDER / WERNER OR EQ.12/0 O.H.GARAGE DOORTEMP.GARAGE ELECT. PANELMIN. 10'-0" FROMLOT LINE TO DOORREQUIRED18'-0"001REAR LOT LINESIDE LOT LINE 22'-0" 9'-8"12'-4"2'-10 1/2"12'-3"2'-10 1/2"(N) DRIVEWAY(N) PAVERSG1.06G1.065/0TEMP.0021'-4"G1.0821'-2"17'-3"10" 6"4"3'-0"*OPTIONFORSLIDINGORDUTCHDOOR(N) E.V. CHARGERBY OWNERE.V.VAULTED CEILINGFLAT (ATTIC TRUSS)20'-3 1/2"(E) LOT LINEGARAGE FLRGARAGE T.O.P.9'-0"15 FOOT HEIGHT LIMIT15'-0"(N) 6' WOOD FENCEDECORATIVE GABLEEND DETAILG.S.M. GUTTERS(PAINTED)VERTICAL WOODCORNER TRIM"windsorONE"BOARD & BATTENWOODEN SIDING(PAINTED)TEMP.1'-4"ONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINE40 YR ARCH.ASPHALT DIAMONDSHINGLESEGRESS6X6 DECORATIVEWOOD BRACKETSRIDGE HEIGHT5'-2 3/4" 14'-2 3/4"GARAGE FLRGARAGE T.O.P.9'-0"15 FOOT HEIGHT LIMIT15'-0" (E) LOT LINE FENCE LINE(N) 6' WOOD FENCE40 YR ARCH.ASPHALT DIAMONDSHINGLESONE HOURFIRE-RESITSTANT RATEDCONSTRUCTION FOREAVES WITHIN 2-5 FEETFROM PROPERTY LINEG.S.M. GUTTERS(PAINTED)VERTICAL WOODCORNER TRIM "windsorONE"BOARD & BATTENWOODEN SIDING(PAINTED)RIDGE HEIGHT5'-2 3/4" 14'-2 3/4" (E) LOT LINE GARAGE FLRGARAGE T.O.P.9'-0"15 FOOT HEIGHT LIMIT15'-0"(N) 6' WOOD FENCEONE HOUR FIRE-RESITSTANT RATEDCONSTRUCTION FOR EAVES WITHIN2-5 FEET FROM PROPERTY LINE40 YR ARCH. ASPHALT DIAMONDSHINGLESG.S.M. GUTTERS(PAINTED)VERTICAL WOODCORNER TRIM "windsorONE"BOARD & BATTENWOODEN SIDING(PAINTED)RIDGE HEIGHT5'-2 3/4" 14'-2 3/4"GARAGE FLRGARAGE T.O.P.9'-0"15 FOOT HEIGHT LIMIT15'-0" (E) LOT LINEFENCE LINE10'-0"10'-0"(MIN.)(N) 6' WOOD FENCEONE HOUR FIRE-RESITSTANTRATED CONSTRUCTION FOREAVES WITHIN 2-5 FEET FROMPROPERTY LINE40 YR ARCH. ASPHALT DIAMONDSHINGLESG.S.M. GUTTERS(PAINTED)VERTICAL WOODCORNER TRIM "windsorONE"TEMP.EGRESSBOARD & BATTENWOODEN SIDING(PAINTED)RIDGE HEIGHT14'-2 3/4" 5'-2 3/4"612LOT LINE4" MAX9'-0"EVE OVERHANGS W/ IN24" OF PROPERTY LINETO PROJECT NOT MORETHAN 4" 2016 CRCR302.1 EXP. #4GARAGEDIAMOND SHAPEDARCHITECTURAL ASPHALTSHINGLES GRACE UNDER-LAYMENT TYP., TYP.PRE-FAB TRUSSES @ 24" O.C.CONC. PAD THICKNESS 5" W/ MIN. 4 MIL.VAPOR BARRIER1-HOUR RATEDEXT. WALL SYSTEM, TYP.(N) 6' WD FENCEVERIFY IFPRESENT @ THISLOCATION1'-4"G.S.M. GUTTERS(PAINTED)ATTICGARAGE FLRGARAGE T.O.P.15 FOOT HEIGHT LIMITBOARD & BATTENWOODEN SIDING(PAINTED)RIDGE HEIGHT5'-2 3/4"14'-2 3/4"15'-0"1 3/8"5/8"1/2"3 1/2"6"2 x4R-13 FIBERGLASS BATT INSULATION @ 2x4(OPTION)APA RATED SHEATHING EXPOSURE 112" PLYWOOD OR OSBMIN. 2X4 STUDS @ 16" O.C.58" DENSGLASS "FIREGUARD" SHEATHING58" DENSARMOR PLUS FIREGUARD, ORTOUGHROCK FIREGUARD GYPSUM BD.APPLIED VERTICALLY OR HORIZONTALLYTO STUDS W/ 1-7/8" 6D COATED NAILS 7"O.C. STAGGER JOINTS EACH SIDENOTES:SEE WWW.GP.COM FORTECHNICAL SPEC'S, SEE: UL U305,GA WP 3605HORIZONTAL WOODSIDING "windsorONE"GARAGE DOORGARAGE SLAB1/2" ISOLATIONJOINT(N) CONC.DRIVEWAYSLAB8"SEE STRUCTUAL PLAN FOR DEPTHNO COLD JOINTSEE STRUCTUAL PLAN FOR WIDTH3/4"RIDGE TO KEEPOUT WATER Sheet Scale:All drawings & Specifications provided as instruments of service are the property of the Designer whether the project is executed or not.It is unlawful for any person, without the written consent of the Designer. To duplicate or make copies of these documents,partly or in whole, for use for other projects & buildings. Rev.: 001002003004005006 Description :Date : Revisions oneDESIGN PLANNING form4843 SILVER SPRINGS DRIVE E-mail: TIM@FORMONEDESIGN.COM Ph: 415.819.0304Park City, UT 84098Mr. & Mrs. Josh Friedman 1453 Bernal Avenue Burlingame, CA 94010 Title : Project : Date :4-5-19Drawn :TIM RADUENZ19_017Job No. : Owner : APN#: 026-044-060 Contractor : PLANNING SET Zoning: R1 BUILDING SET Josh & Lisa Friedman 1453 Bernal Avenue Burlingame, CA 94010 Gambrioli Developments Contact: Greg Gambrioli 2415 Summit Drive Hillsborough, CA 94010 P: 650-333-6844 Proposed Garage See DetailsG1.0G1.0Scale: 1/4 = 1'-0"1Proposed Garage PlanG1.0Scale: 1/4 = 1'-0"2Proposed Front ElevationG1.0Scale: 1/4 = 1'-0"3Proposed Left ElevationG1.0Scale: 1/4 = 1'-0"4Proposed Rear ElevationG1.0Scale: 1/4 = 1'-0"5Proposed Right ElevationG1.0Scale: 1/4 = 1'-0"6Proposed Garage SectionG1.0Scale: 3" = 1'-0"Ext. Wall Details(EXTERIOR)(1 HR RATED)7G1.0Scale: 1 1/2" = 1'-0"Garage Door Detail8 PROPERTY LINE PROPERTY LINE 1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'(E) GARAGE(E) FRONT DOOR(E) ASPHALT SHINGLEROOFING, TYP.(E) VINYL WINDOWS,TYP.(E) PTD. STUCCO,TYP.(E) HORIZONTAL WD.SIDING, TYP.(E) PTD. STUCCO,TYP.(E) ASPHALT SHINGLEROOFING, TYP.1'-7"9'-1 1/2"8'-1" (E) 23'-9 1/4"AVG. TOP OF CURB+ 207.45'AVG. GRADE+204.97'12'-0"AVG. GRADE+204.6812'-0" 7'-6"DECLINING HEIGHTENVELOPE7'-6"123(N) ASPHALT SHINGLEROOFING TO MATCH(E), TYP.8'-1"9'-1 1/2"(N) PTD. WD.GARAGE DOORAREA OF (N) ADDITIONPROPERTY LINE PROPERTY LINE 1ST FLR PLATE HT.+217.03'(E) PTD. STUCCO, TYP.(N) DARK BRONZE WD.CLAD WINDOWS W/ PTD.WD. TRIM, TYP.(N) PTD. WD. FASCIA & G.S.M.GUTTER, TYP.1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'(N) STD. WD. FRONTDOOR & SIDELITE9'-1"EGRESS3'-4" X 5'-0"EGRESS3'-4" X 5'-0"AVG. TOP OF CURB+ 207.45'23'-8 1/4" (N) MAX. ROOF HT. FROM AVG. TOP OF CURBAVG. GRADE+204.97'12'-0"AVG. GRADE+204.6812'-0" 7'-6" 7'-6"DECLINING HEIGHTENVELOPE(N) STD.HORIZONTAL WDSIDING(N) PTD. STUCCO, TYP.A3.1EXTERIORELEVATIONS1/4"=1'-0"EXISTING FRONT (EAST) ELEVATION2A3.11/4"=1'-0"PROPOSED FRONT (EAST) ELEVATION1A3.1WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8 1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'125(E)125(E)(E) ASPHALT SHINGLEROOFING, TYP.(E) VINYL WINDOWS,TYP.(E) HORIZONTAL WD.SIDING, TYP.(E) PTD. STUCCO,TYP.(E)GARAGE(E) PTD. STUCCO,TYP.1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'(N) ASPHALT SHINGLEROOFING TO MATCH(E), TYP.(N) DARK BRONZE WD.CLAD WINDOWS W/ PTD.WD. TRIM, TYP.(N) PTD. WD. FASCIA & G.S.M.GUTTER, TYP.(N) PTD. STUCCOEGRESS3'-4" X 3'-8"EGRESS3'-4" X 3'-8"A3.2EXTERIORELEVATIONS1/4"=1'-0"EXISTING RIGHT (NORTH) ELEVATION2A3.21/4"=1'-0"PROPOSED RIGHT (NORTH) ELEVATION1A3.2WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8 1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'125(E)125(E)(E) ASPHALT SHINGLEROOFING, TYP.(E) VINYL WINDOWS,TYP.(E) HORIZONTAL WD.SIDING, TYP.(E) PTD. STUCCO,TYP.(E) ASPHALT SHINGLEROOFING, TYP.1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'AREA OF (N) 2ND FLRADDITION(E) PTD. WD. RAILING & DECKFRAMING(N) ASPHALT SHINGLEROOFING TO MATCH(E), TYP.(N) DARK BRONZE WD.CLAD DOORS W/ PTD. WD.TRIM, TYP.(N) PTD. WD. FASCIA & G.S.M.GUTTER, TYP.(E) PTD. STUCCO, TYP.EGRESS5'-0" X 6'-8"EGRESS5'-0" X 6'-8"AVG. TOP OF CURB+ 207.45'(E) DECK HT.PROPERTY LINEAVG. GRADE+204.97'12'-0"AVG. GRADE+204.6812'-0" 7'-6"DECLINING HEIGHTENVELOPE7'-6"A3.3EXTERIORELEVATIONS1/4"=1'-0"EXISTING BACK (WEST) ELEVATION2A3.31/4"=1'-0"PROPOSED BACK (WEST) ELEVATION1A3.3WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8 1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'125(E)(E) ASPHALT SHINGLEROOFING, TYP.(E) VINYL WINDOWS,TYP.(E) PTD. STUCCO,TYP.(E) HORIZONTAL WD.SIDING, TYP.1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'123AREA OF (N) ADDITION(N) ASPHALT SHINGLEROOFING TO MATCH(E), TYP.(N) DARK BRONZE WD.CLAD WINDOWS W/ PTD.WD. TRIM, TYP.(N) PTD. WD. FASCIA & G.S.M.GUTTER, TYP.(N) PTD. STUCCO,MATCH (E) TYP.EGRESS3'-0" X 3'-8"1'-2 3/4"A3.4EXTERIORELEVATIONS1/4"=1'-0"EXISTING LEFT (SOUTH) ELEVATION2A3.41/4"=1'-0"PROPOSED LEFT (SOUTH) ELEVATION1A3.4WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8 1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'MASTER BEDROOMMASTER BATHLIVING ROOMOFFICE(E) 8'-1" CLG (E) 8'-0 1/4" CLG(E) CRAWL SPACEATTIC1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'BEDROOM #2OFFICEKITCHENDINING ROOMHALLWAY(E) 8'-1" CLG (E) 8'-0 1/4" CLG(E) CRAWL SPACEATTIC1ST FLOOR LVL+209.03'2ND FLOOR LVL+218.16'2ND FLR PLATE HT.+226.24'KITCHENGARAGESTAIRWAYBEDROOM #1BEDROOM #2BEDROOM #3(E) 8'-1" CLG (E) 8'-0 1/4" CLG(E) CRAWL SPACEATTICA3.5BUILDINGSECTIONS1/4"=1'-0"BUILDING SECTION BB2A3.51/4"=1'-0"BUILDING SECTION AA1A3.51/4"=1'-0"BUILDING SECTION CC3A3.5WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8 LOS ALTOS DRIVE (N) CONC.DRIVEWAY &APRON PER CITYSTANDARDS(N) CONC. SWALEGUTTER PERCITY STANDARDSPROPERTY LINE139.59'N 55d47'50" E7'-0"SIDE YARDSETBACK 20'-9 1/4"AVG. FRONT YARD SETBACKPROPERTY LINE139.56'N 55d47'50" EPROPERTY LINE 65.00'N 34d13'55" W PROPERTY LINE 65.00'N 34d12'10" W15'-0"REAR YARD SETBACK20'-0"P.U.E.7'-0"SIDE YARDSETBACK (E) PLANTINGSTRIP(N) CONC. PAVERS,REMOVE (E) CONC.WALKWAY(E) 2" TREE9'-4"10'-7 1/2"(E) BRICKPLANTER(E) POOL(E) POOL EQUIP.SHED, 63 SF(E) 6' TALL WD.FENCE(E) 8' TALL WD.TRELLIS OPENTO SKY, 99 SF(E) CONC. PAVINGAROUND POOL(E) BRICK PATIO(E) WD. RETAININGWALL & STEPS(E) WD. DECKOVER PORCH(E) CONC.WALKWAY1519 LOS ALTOS DRIVE1509 LOS ALTOS DRIVENO WORK TOSITE, TYP. U.N.O.(N) 21'-0" (E) 2'-0" 1ST FLR (E) 5'-5 1/2"(E) 71'-9 3/4"1ST FLR(E) 18'-0 1/4"GARAGE(N) 20'-9 1/4"1ST FLR(E) 5'-9 1/2" 1ST & 2ND FLR (N) 9'-0 1/2" 2ND FLR (N) 21'-3 1/4"2ND FLR(E) LAWN(E) WATERMETER(E) GASMETER(E) SEWERCLEANOUT(E) SEWERCLEANOUT(E) ELEC. METER(E) TREES &HILLSIDE,NO ACCESS(E) 18" DIA.MAPLE TREE(E) (2) 12"OAK TREENO WORK TOSITE, TYP. U.N.O.1'-6"EAVE, TYP.HATCH INDICATESAREA OF FIRST FLR.HATCH INDICATESAREA OF SECOND FLR.(E) 10" DIA.UTILITY POLE(E) 13" DIA.OAK TREE(E) 16" DIA.OAK TREE(E) 12" DIA.PINE TREE(E) 16" DIA.PINE TREE(E) 3" DIA.OAK TREE(E) 7" DIA.OAK TREE(E) 6" DIA.OAK TREE(E) 12" DIA.OAK TREE(E) 11" DIA.OAK TREE(E) 10" DIA.OAK TREE(E) 10" DIA.OAK TREE(E) 18" DIA.PINE TREE+ 209.77'(E) 4" TREE+ 206.63'+ 195.35'+ 195.96'+ 209.27'(E) FIRE HYDRANT+ 205.65'(N) CONC. PAVERSIDEWALK PERCITY STANDARDS3'-0"ALL WATER LINES CONNECTIONS TOCITY WATER MAINS FOR SERVICES ORFIRE LINE PROTECTION ARE TO BEINSTALLED PER CITY STANDARDPROCEDURES AND MATERIALSPECIFICATIONS. CONTACT THE CITYWATER DEPARTMENT FORCONNECTION FEES. IF REQUIRED, ALLFIRE SERVICES AND SERVICES 2" ANDOVER WILL BE INSTALLED BYBUILDER. ALL UNDERGROUND FIRESERVICE CONNECTIONS SHALL BESUBMITTED AS SEPARATEUNDERGROUND FIRE SERVICEPERMIT FOR REVIEW AND APPROVAL.+ 207.43'(E) PORCHUNDER DECK+1'-2 34"(E) FIRSTFLOOR FF+209.03ARROWS INDICATEDIRECTION OF GRADESLOPE, TYP.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.PROVIDE 24" SPLASHBLOCK AT ALLDOWNSPOUTS, ANDDIRECT FINISH GRADESTOWARD FRONT & REARYARDS, AWAY FROMBLDG. & PROP. LINE @ 2%MIN SLOPE, TYP.+ 209.31'+ 207.35'15'-0"15'-0"+ 202.01'15'-0"+ 200.62'15'-0"(E) 2'-0" 1ST FLR (E) 5'-5 1/2"(E) 71'-9 3/4"1ST FLR(E) 18'-0 1/4"DRIVEWAY(E) 33'-9"1ST FLR(E) 5'-9 1/2" 1ST & 2ND FLR (E) 22'-7 1/2" 2ND FLR(E) 76'-4 1/2"2ND FLR(E) 29'-0 3/4"2ND FLRLOS ALTOS DRIVE (E) CONC.DRIVEWAYPROPERTY LINE139.59'N 55d47'50" EPROPERTY LINE139.56'N 55d47'50" EPROPERTY LINE 65.00'N 34d13'55" W PROPERTY LINE 65.00'N 34d12'10" W (E) CONC.WALKWAY(E) 2" TREE(E) POOL EQUIP.SHED, 63 SF(E) 6' TALL WD.FENCE(E) 8' TALL WD.TRELLIS OPENTO SKY, 99 SF(E) CONC. PAVINGAROUND POOL1519 LOS ALTOS DRIVE1509 LOS ALTOS DRIVE(E) 16'-5"(E) BRICKPLANTER(E) POOL(E) BRICKPATIO(E) WD. RETAININGWALL & STEPS(E) COVEREDWD. DECKOVER PORCH(E) LAWN(E) CONC. SWALEGUTTER(E) PLANTINGSTRIP(E) 4" TREE(E) FIREHYDRANT(E) WATERMETER(E) GASMETER(E) SEWERCLEANOUT(E) SEWERCLEANOUT(E) ELEC. METER(E) 18" DIAMAPLE TREE(E) (2) 12"OAK TREE(E) TREES &HILLSIDE,NO ACCESS(E) 2" TREE(E) 8' TALL WD.TRELLIS OPENTO SKY, 99 SF(E) 10" DIA.UTILITY POLE(E) 13" DIA.OAK TREE(E) 12" DIA.PINE TREE(E) 16" DIA.PINE TREE+209.77'+206.63'+195.35'+195.96'+209.27'+205.65'+207.43'(E) 3" DIA.OAK TREE(E) 7" DIA.OAK TREE(E) 6" DIA.OAK TREE(E) 12" DIA.OAK TREE(E) 11" DIA.OAK TREE(E) 10" DIA.OAK TREE(E) 10" DIA.OAK TREE(E) 18" DIA.PINE TREE(E) CONC.WALKWAY(E) GARAGEFF +208.48(E) PORCHUNDER DECK+1'-2 34"(E) FIRSTFLOOR FF+209.03+ 209.31'+ 207.35'15'-0"15'-0"+ 202.01'15'-0"+ 200.62'15'-0"WISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8A0.2SITE PLANSSITE PLAN NOTES:1.GENERAL NOTES. SEE SHEETS A0.1, AND FLOOR PLANS FOR ADDITIONALINFO.2.CAL GREEN. SEE SHEET GB.1 FOR CAL GREEN MANDATORY REQMNTS.3.BOUNDARY VERIFICATION. THE G.C. SHALL VERIFY THE LOCATIONS OF ALLPROPERTY BOUNDARIES, SETBACKS, AND EASEMENT LOCATIONS PRIORTO CONSTRUCTION. ANY DISCREPANCIES SHOULD BE BROUGHT TO THEATTENTION OF THE ARCHITECT BEFORE FURTHER COMMENCEMENT OFWORK.4.ENCROACHMENT. THE G.C. IS RESPONSIBLE FOR OBTAINING APPROVAL /PERMIT PRIOR TO COMMENCING ANY WORK WITHIN THE PUBLICRIGHT-OF-WAY.5.UTILITIES. THE G.C. SHALL LOCATE ALL UTILITIES PRIOR TO ANYEXCAVATION, GRADING, OR TRENCHING.6.UTILITIES. SEE ELECTRICAL PLAN SHEET E2.1 FOR EXACT LOCATIONS OFMAIN ELECTRIC METER AND GAS METER. COORDINATE FINAL LOCATIONAND ROUTING WITH G.C. AND UTILITY SERVICE PROVIDER.7.UTILITIES. THE G.C. SHALL COORDINATE THE LOCATION OF IRRIGATIONVALVE BOXES WITH OWNER.8.TREE PROTECTION. THE G.C. SHALL PROTECT EXISTING TREES FROMDAMAGE DURING CONSTRUCTION AND PROVIDE TREE PROTECTION PERLOCAL JURISDICTION REQUIREMENTS. LARGE ROOTS OR LARGE MASSESOF ROOTS TO BE CUT SHOULD BE INSPECTED BY A CERTIFIED ARBORISTPRIOR TO CUTTING. ANY ROOTS TO BE CUT SHALL BE MONITORED ANDDOCUMENTED. ROOTS TO BE CUT SHOULD BE SEVERED CLEANLY WITH ASAW OR TOPPERS.9.SLOPED GRADE. FINISH GRADE AROUND BUILDING TO HAVE A MIN. 2%SLOPE AWAY FROM BUILDING, FOR A MIN. OF 5' AROUND BUILDING.10.FOOTING DEPTH. (N) FOUNDATION FOOTINGS SHALL BEAR ON NATIVE,UNDISTURBED SOIL, SEE GEOTECH. REPORT AND STRUCTURAL DRAWINGSFOR ADDITIONAL INFO.11.ADDRESS. STREET ADDRESS NUMERALS TO BE AT LEAST 4" HIGH WITH AMINIMUM 1/2" STROKE, MOUNTED ON A CONTRASTING BACKGROUNDCLEARLY VISIBLE FROM THE STREET. ADDRESS NUMBERS SHALL BE ATLEAST SIX FEET ABOVE THE FINISHED SURFACE OF THE DRIVEWAY. CRCR100412.CHIMNEYS. THE INSTALLATION OF AN APPROVED SPARK ARRESTOR ISREQURIED ON ALL CHIMNEYS, EXISTING AND NEW. SPARK ARRESTORSSHALL BE CONSTRUCTED OF WOVEN OR WELDED WIRE SCREENING OF 12GAUGE USA STANDARD WIRE HAVING OPENINGS NOT EXCEEDING 1/2".1/8"=1'-0"PROPOSED SITE PLAN1A0.21/8"=1'-0"EXISTING SITE PLAN2A0.2 SLOPE 3:12, TYP.CLASS A ASPHALT SHINGLEROOFING, MATCH (E), TYP.(E) ROOF TO REMAINSLOPE3:12, TYP.(E) SLOPE5:12 1'-6"EAVE, TYP.(E) WOOD DECK,BELOWFIRST FLOOR ROOF,BELOWFIRST FLOOR ROOF,BELOWFIRST FLOOR ROOF,BELOW(E) SLOPE5:12 D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.D.S.PROVIDE 24"SPLASH BLOCK ATALL DOWNSPOUTS,AND DIRECT FINISHGRADES TOWARDFRONT & REARYARDS, AWAYFROM BLDG. &PROP. LINE @ 2%MIN SLOPE, TYP.SLOPE3:12, TYP.D.S.(N) SOLATUBE(N) SKYLIGHT(N) SKYLIGHT(N) SOLAR PANELSWISE WEN RESIDENCE 1515 LOS ALTOS DRIVE BURLINGAME, CA 94010 650.995.1360 | www.morris-arch.com,1$17032.0)57$/+66#.All drawings and written materials contained hereinconstitute the original and unpublished work of theArchitect and the same may not be duplicated, used ordisclosed without the written consent of the Architect12 COZZOLINO CT | MILLBRAE, CA 940302%%4'8A2.3ROOF PLAN1/4"=1'-0"ROOF PLAN1A2.3FLOOR PLAN NOTES:1.REFERENCE. SEE SHEET A2.1 FOR TYPICAL FLOOR PLAN NOTES. SEESHEET E2.1 FOR TYPICAL MECHANICAL, ELECTRICAL, AND PLUMBINGNOTES PROJECT LOCATION 2345 Poppy Drive Item No. 9c Design Review Study City of Burlingame Design Review Address: 2345 Poppy Drive Meeting Date: August 26, 2019 Request: Application for Design Review for an addition to existing attic space above the second story of an existing single family dwelling. Applicant and Designer: Charles Holman, Charles Holman Design APN: 027-163-090 Property Owners: Michelle and Bryan Dow Lot Area: 5,278 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The subject property is located on an interior lot and contains 2,531 SF (0.48 FAR) of floor area. The existing single family dwelling is a two-story split level house with an existing conditioned attic space at the rear right side. The applicant is proposing to convert and condition the left half of the attic space into living area. No work is proposed on the second floor and only interior improvements are proposed on the first floor where a new mud room is created within the existing attached garage space. The only changes to the existing building envelope is the addition of two dormers – one at the front elevation and the other at the rear elevation. With the proposed project, the floor area will increase to 2,781 SF (0.53 FAR) where 2,789 SF (0.53 FAR) is the maximum allowed. The project is 8 SF under the maximum allowed FAR. The number of potential bedrooms is increasing from three to four. Two parking spaces, one of which must be covered, are required on site. The existing attached garage provides one covered parking space (14’-5” wide x 20’-0” deep clear interior dimensions) and one uncovered space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off- street parking requirements. All other Zoning Code requirements have been met. The applicant is requesting the following:  Design Review for a second story addition to a single family dwelling (C.S. 25.57.010 (a)(2)). 2345 Poppy Drive Lot Size: 5,278 SF Plans date stamped: August 14, 2019 EXISTING PROPOSED ALLOWED/REQ’D SETBACKS Front (1st flr): 19’-6” no change 16’-1” (block average) (2nd flr): 28’-8” 45’-8” (to new attic space) 20'-0" Side (left): (right): 5’-1” 4’-0” no change no change 4'-0" 4'-0" Rear (1st flr): (2nd flr): 45’-0” 45’-0” no change 45’-0” (to new attic space) 15'-0" 20'-0" Lot Coverage: 1,525 SF 28.9% no change 2,111 SF 40% FAR: 2,531 SF 0.48 FAR 2,781 SF 0.53 FAR 2,789 SF 1 0.53 FAR 1 (0.32 x 5,278 SF) + 1100 SF = 2,789 SF (0.53 FAR) This space intentionally left blank. Item No. 9c Design Review Study Design Review 2345 Poppy Drive 2 2345 Poppy Drive Lot Size: 5,278 SF Plans date stamped: August 14, 2019 EXISTING PROPOSED ALLOWED/REQ’D # of bedrooms: 3 4 --- Off-Street Parking: 1 covered (14’-5” wide x 30’-6” deep) 1 uncovered (9’ x 20’) 1 covered (14’-5” wide x 20’-0” deep) 1 uncovered (9’ x 20’) 1 covered (9’ x 20’) 1 uncovered (9' x 20') Height: 27’-5½” no change 30'-0" DH Envelope: not applicable complies CS 25.26.075 Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. ‘Amelia Kolokihakaufisi Associate Planner c. Charles Holman, Charles Holman Design, applicant and designer Michelle and Bryan Dow, property owners Attachments: Application to the Planning Commission Letter of Explanation Notice of Public Hearing – Mailed August 16, 2019 Area Map DPR 523A *Required information State of California ⎯ The Resources Agency Primary #______________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI #__________________________________________________ PRIMARY RECORD Trinomial______________________________________________ NRHP Status Code 6Z Other Listings_____________________________________________________________________ Review Code________ Reviewer________________________ Date_______________ Page 1 of 18 Resource name(s) or number (assigned by recorder) 1520 Ralston Avenue P1. Other Identifier: *P2. Location: Not for Publication Unrestricted *a. County San Mateo *b. USGS 7.5’ Quad San Mateo, Calif. Date 1999 *c. Address 1520 Ralston Avenue City Burlingame Zip 94010 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN *e. Other Locational Data: Assessor’s Parcel Number 028-285-050 *P3a. Description: 1520 Ralston Avenue is located on a rectangular-shaped lot of 7,884 square feet on the west side of Ralston Avenue, between El Camino Real and Occidental Avenue (Figure 1). The subject property is located in the Burlingame Park neighborhood. Built in 1921-1922, 1520 Ralston Avenue is a 1,910-square-foot one-story wood-frame residence designed in a vernacular style. The rectangular-plan wood shingle-clad building sits on a concrete foundation and features a jerkinhead cross-gable composite-shingle roof. The residence contains one exterior brick chimney at the southwest facade. Unless otherwise noted, windows are multi-lite wood windows of various configurations (fixed, single hung, or casement). Doors are either wood-paneled or feature multi-lite glazing. A concrete driveway with simple brick detailing runs under a wood-shingled shallow archway and continues to a detached garage/recreational room (rec room) at the north corner of the property. The archway is adjacent to the right (north) side of the main residence’s primary façade. The backyard includes a pool and a pool shed. (See Continuation Sheet, page 2.) *P3b. Resource Attributes: N/A *P4. Resources Present: Building Structure Object Site District Element of District Other P5b. Photo: (view and date) View northwest of the primary (southeast) façade, September 28, 2018. *P6. Date Constructed/Age and Sources: Historic Prehistoric Both 1921-1922 (Assessor’s records; Water tap records) *P7. Owner and Address: Ryan and Anna Sterret 1520 Ralston Avenue Burlingame, CA 94010 *P8. Recorded by: Page & Turnbull, Inc. 417 Montgomery Street, 8th Floor San Francisco, CA 94104 *P9. Date Recorded: 9/28/2018 *P10. Survey Type: Intensive *P11. Report Citation: (Cite survey report and other sources, or enter “none”) None *Attachments: None Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (list) P5a. Photo State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 2 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L *P3a. Description (continued): The primary (southeast) façade of 1520 Ralston Avenue looks onto a small front yard and Ralston Avenue beyond (Figure 2). The main plane of the primary façade features a fixed multi-lite window framed by multi-lite sidelights and topped with a multi-lite arched transom. A simple wood vent sits above the fixed window. The midpoint of the roofline features a triangular shingled parapet. Multi- lite single-hung windows are located to the left and right of the fixed window; the single-hung windows feature fixed decorative wood shutters and flower boxes supported by decorative brackets. A shingled, rounded-edge half-wall with an inset planter extends from the far south corner of the building (Figure 3). An intricate metal vent grille is located beneath the left (south) hung window (Figure 4).1 To the right (north) of the primary façade is a wood-shingled, shallow archway that spans the driveway. The front and back sides of the archway feature three sets of paired brackets (Figure 5).2 Figure 1. Aerial photograph of 1520 Ralston Avenue. Approximate boundary of subject property outlined in orange. Source: Google Maps, 2018. Edited by Page & Turnbull. 1 Matching vents are also located at the northeast and southwest façades, near the building’s foundation. 2 Based on historic photographs, the brackets formerly supported a pergola structure which was demolished at an unknown date af ter 1961. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 3 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 2: Primary (southeast) façade of 1520 Ralston Avenue, looking northwest. The northeast façade of the building and rear detached garage are visible beyond the driveway archway. Figure 3. South portion of the primary façade, looking northwest. Figure 4. Metal vent grille beneath south window. Figure 5: Paired brackets at the front and back sides of the archway. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 4 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L The northeast façade fronts a driveway that extends along the northeast property boundary. The far left (east) jerkinhead volume features a fixed window flanked by sidelights, framed with wood shutters, and topped with a simple wood vent (Figure 6). The primary entrance to the building is located immediately right (west) of the jerkinhead volume. A paneled wood door is located within a recessed vestibule, which is accessed via two brick steps. The vestibule is accentuated with a molded wood portico supported by scrolled brackets (Figure 7). To the right of the entrance vestibule is a flat-roofed bow bay containing one glazed door with two hung windows on either side (Figure 8).3 The bow bay is topped with wood molding. The cross-gabled portion of the northeast façade features a simple wood vent and two hung windows. Right of the cross-gable is a set of paired hung windows with faux muntins. The right (west) portion of northeast façade is recessed approximately one foot from the main façade and features a tripartite arrangement of casement windows (Figure 9). A porch (accessed from the rear façade) is located at the far-right portion of the northeast façade. Figure 6. East portion of northeast façade, looking west (see Figure 2 for jerkinhead roof peak). Figure 7. Primary entrance, looking southwest. Figure 8. Bow bay and cross-gabled volume, looking west. Figure 9. Northeast façade, looking southeast. The rear (northwest) façade of 1520 Ralston Avenue features a gable roofline (Figure 10). A simple wood vent sits within the gable peak. The left (north) portion of the façade features an open porch accessed via three wood steps , bounded by a wood railing and slender support columns. A full-height fixed window sits adjacent to a wood-frame multi-lite door (Figure 11).4 The right (south) portion of the façade features two casement windows, each with a single outer shutter. The casement windows and shutters sit beneath a bracket-supported pergola structure. 3 The door does not appear to be currently operable, as there are no extant exterior steps. 4 The rear entrance also features a screened door component. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 5 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 10. Rear (northwest) façade, looking southeast. Figure 11. Rear porch, looking east. The southwest façade looks onto a narrow side yard and wood privacy fence. The left (west) portion of the façade features a casement window and an oriel window with undivided lites (fixed center lite flanked by casements) (Figure 12 to Figure 13). Whereas the midpoint of the northeast façade features a cross -gabled volume, the midpoint of the southwest façade features a jerkinhead volume (beneath which sits the previously described oriel window and a hung window) (Figure 14). To the right (east) of the jerkinhead volume is a slightly projecting bay with a tripartite window (fixed center lite with faux muntins, fl anked by undivided casements) (Figure 15). The far right (east) portion of the façade features an exterior brick chimney (Figure 16). Figure 12. Southwest façade, looking southeast. Figure 13. Oriel window within jerkinhead roofline, looking southeast. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 6 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 14. Hung window within jerkinhead roofline. Figure 15. Tripartite window within projecting bay, looking east. Figure 16: Projecting bay and far right (east) portion of the façade, looking north. Source: Google Street View, 2018. A detached garage/rec room is located at the northwest corner of the subject lot, and a pool shed is located at the west corner of the lot (Figure 17). Both gable-roofed structures feature composite shingle roofing material and shingle wood cladding to match the main residence. The southeast façade of the garage features two paneled vinyl roll-up doors. The southwest façade features two shuttered hung windows; two crossed oars are affixed between the windows as decoration (Figure 18). The southwest façade of rear rec room (the rear portion of the garage structure) features a terra cotta-tiled open porch with slender support columns (Figure 19 to Figure 20). Multi-lite glazed southwest-facing French doors are flanked by hung windows, while a multi-lite glazed door faces northwest and opens to the garage interior. A modest cross-gable above the porch features a simple vent. The northwest and northeast facades of the garage/rec room are not visible. The pool shed features a southeast-facing multi-lite glazed door; remaining facades contain no fenestration (Figure 21). The remaining backyard area accommodates a swimming pool bordered with terra cotta tiles and surrounded by pebbled concrete paving. Wood privacy fences extend across the side and rear property boundaries, and a low picket fence fronts Ralston Avenue . The front yard and a narrow area at the rear of the house features faux turf covering (Figure 22). The site landscaping is otherwise limited to a few mature trees, shrubs, wisteria at the rec room porch, and vegetation covering the northeast privacy fence. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 7 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 17. Detached garage/rec room (garage volume), looking northwest. Figure 18. Detached garage/rec room, looking north. Figure 19. Detached garage/rec room (rec room volume), looking northeast. Figure 20: Porch with French doors to rec room interior at image left and a single door to garage interior at image center. Figure 21: Pool and pool shed, looking northwest. Figure 22: Front yard, looking southwest. State of California ⎯ The Resources Agency Primary # __________________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # _____________________________________________________ CONTINUATION SHEET Trinomial __________________________________________________ Page 8 of 18 Resource Name or # (Assigned by recorder) 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L The subject property is on a flat, irregularly-shaped block bounded by Ralston Avenue, Occidental Avenue, Burlingame Avenue, and El Camino Real, within the Burlingame Park neighborhood south of downtown Burlingame. The neighborhood contains homes built in Craftsman and revival styles, primarily from the 1910s through the 1930s (Figure 23 to Figure 27). The residential buildings on the lots to the immediate left (south) and right (north) of 1520 Ralston Avenue were constructed in 1920 and 1913, respectively. Based on the 1921 Sanborn Map Company fire insurance map, just over half of the lots on the west block face of Ralston Avenue between El Camino Real and Occidental Avenu e were developed by 1921. Figure 23. 1524 Ralston Avenue, located left (south) of the subject property, built in 1920. Figure 24. 1516 Ralston Avenue, located right (north) of the subject property, built in 1913. Figure 25: 1521 Ralston, located directly across from the subject property, built in 1920. Figure 26. 1515 Ralston Avenue, located across from the subject property, built in 1938. Figure 27: 1525 Ralston Avenue, located across from the subject property, built in 1920. DPR 523B *Required information State of California ⎯ The Resources Agency Primary #__________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#______________________________________________ BUILDING, STRUCTURE, AND OBJECT RECORD Page 9 of 18 *NRHP Status Code 6Z *Resource Name or # (assigned by recorder) 1520 Ralston Avenue B1. Historic name: 1520 Ralston Avenue B2. Common name: 1520 Ralston Avenue B3. Original Use: Single-Family Residence B4. Present use: Single-Family Residence *B5. Architectural Style: Vernacular *B6. Construction History: According to a 1941 aerial photograph by Fairchild Aerial Surveys, and the 1949 Sanborn map, the original one-story subject building was primarily rectangular in plan with a small bay at the northeast façade and a wider bay at the southwest façade (Figure 31 to Figure 32, see Continuation Sheets). A one-story detached garage was located at the far west corner of the lot. Two building permit applications for renovations and improvements to the property are on file for 1520 Ralston Avenue at the Burlingame Community Development Department: Date Permit # Owner Architect / Contractor Description 04/03/1967 Illegible Mr. and Mrs. Watts Illegible Proposed rec room, install steps and railing at rear of house. Replace one bedroom window 06/05/19985 9800314 Kevin R. and Jennifer A. Helmig Kendall Peterson / Helmig Construction Add family room/add bathroom. Add covered porch. Estimated cost of $10,000 (See Continuation Sheet, page 10.) *B7. Moved? No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: Architect unknown b. Builder: Builder unknown *B10. Significance: Theme: N/A Area Burlingame Park Period of Significance N/A Property Type Single-Family Residential Applicable Criteria N/A Historic Context: City of Burlingame The lands that would become the City of Burlingame were initially part of Rancho San Mateo, a Mexican-era land grant given to Cayetano Arena by Governor Pio Pico in 1845. Over the next four decades, the lands passed through the hands of several prominent San Francisco businessmen, including William Howard (purchased 1848) and William C. Ralston (purchased 1856). In 1866, Ralston sold over 1,000 acres to Anson Burlingame, the US Minister to China. Following Burlingame’s death in 1870, the land reverted to Ralston and eventually to Ralston’s business partner, William Sharon. Very little formal development occurred during this period, with most of the land used for dairy and stock farm operations. I n 1893, William Sharon’s trustee, Francis G. Newlands, proposed the development of the Burlingame Country Club as an exclusive semi- rustic destination for wealthy San Franciscans. A railroad depot was constructed in 1894, concurrent with small-scale subdivisions in the vicinity of Burlingame Avenue. (See Continuation Sheet, page 10.) B11. Additional Resource Attributes: *B12. References: See Continuation Sheet, page 14. B13. Remarks: None *B14. Evaluator: Katherine Wallace, Page & Turnbull, Inc. *Date of Evaluation: September 28, 2018 5 This issued permit expired without a final inspection; however, the work appears to have completed. Source: San Mateo County Assessor-County Clerk-Recorder, 2018. Property highlighted in orange. Modified by Page & Turnbull. (This space reserved for official comments.) State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 10 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L *B6. Construction History (continued): 1520 Ralston Avenue appears to have always been clad in wood shingles, and the triangular parapet and jerkinhead roof forms appear original. Building permit applications indicate that in 1967, a recreation room was constructed, steps and a railing were added at the rear of the house, and one bedroom window was replaced. Research did not indicate if the rec room was constructed simultaneously with the garage structure. In 1998, an addition and a covered porch were constructed at the rear of the building; the permit application indicated the addition would accommodate a family room and would add a bathroom. In addition to these permitted projects, additional alterations have occurred at the property. Historic maps, photographs and physical observation indicate alterations including but not limited to: the demolition of a garage at the far west corner of the property at an unknown date after 1949; the removal of casement windows at the southeast façade and replacement with hung windows (flanking the central fixed window); the addition of a door within the bow bay at the northeast façade; the removal of the dr iveway pergola structure; and the installation of a swimming pool. According to real estate photographs, the swimming pool was installed by at least 1958, and the pergola at the driveway archway was extant until at least 1961. In 1995, minutes from a Planning Commission meeting state: “Requested of Planning Commission special permit to build two story detached garage with recreation room and toilet. Kevin and Jennifer Helmig (property owners), James D. Valenti (designer).”6 Although the note indicates a two- story garage/rec room building was desired, the remodeled building remained one story. A 2008 newspaper article discussed the work of property owner Kevin Helmig, a contractor who “took a ‘typical’ 1921, two bedroom, one bathroom bungalow, and expanded to the rear, adding a family room and master suite. What had been a small kitchen now shared space with the family room, becoming an open eat -in space.”7 The article also noted “the remodeled guest house...includes a bathroom and a large multi-purpose room with a wet bar.”8 The article appears to be referencing the work done under permit 9800314 in 1998. *B10. Significance (continued): During this time, El Camino Real acted as a de facto dividing line between large country estates to the west and the small vi llage of Burlingame to the east. The latter developed almost exclusively to serve the needs of the wealthy estate owners. Burlingame began to develop in earnest with the arrival of an electric streetcar line between San Mateo and San Francisco in 1903. Howev er, the 1906 earthquake and fires had a far more dramatic impact on the area. Hundreds of San Franciscans who had lost their homes began relocating to Burlingame, which boomed with the construction of new residences and businesses. Over the next two years, the village’s population grew from 200 to 1,000. In 1908, Burlingame incorporated as a city, and in 1910 , annexed the north adjacent town of Easton. The following year, the Burlingame Country Club area was also annexed to the City. By 1920, Burlingame’s population had increased to 4,107.9 Burlingame Park Neighborhood The subject property was constructed in the Burlingame Park neighborhood, one of three subdivisions (including Burlingame Heights and Glenwood Park) created from lands that were part of the San Mateo Rancho. William C. Ralston, having reacquired the property following Burlingame’s death, began to develop plans for a residential park in this area as early as 1873. Initially, Ralston hired William Hammond Hall to draw up a plan for an exclusive residential development to be called Burlingame Park. Hall’s early plan was never realized, but work began on the residential development in the 1890s under Francis Newlands. Newlands commissioned Hall’s cousin, Richard Pindell Hammond, Jr., to draw up a new plan for the subdivision. The plan “centered on a communal country club and featured winding tree-lined roads, ample lots, and polo fields for the residents.”10 The land was subdivided, and the streets were laid out in May 1905 by Davenport Bromfield and Antoine Borel. The residential neighborhood is located in close proximity to the Burlingame Country Club and the neighborhood was officially annexed to the City of Burlingame in 1911.11 Burlingame Park, Burlingame Heights, and Glenwood Park were the earliest planned residential developments in Burlingame and were subsequently followed by Burlingame Terrace, Burlingame Grove, Burlingame Villa Park, and Easton. Burlingame Park is bounded by County Road to the north; Burlingame Park, Crescent, and Barroilhet avenues to the east; Pepper Avenue to the south; and Bellevue Avenue to the west. Sanborn Map Company fire insurance maps indicate that Burlingame Park developed over a period of about 50 years. Modest residences were constructed within the subdivision in the early years. The town of Burlingame experienced a residential building boom in the early 1920s and the majority of residences within the neighborhood were constructed in the 1920s and 1930s. 1520 Ralston Avenue, constructed in 1921-1922, was among the primary wave of development in the neighborhood. Today, the neighborhood represents the progressive development of the subdivision from the 6 The Burlingame Historical Society holds the note card with the provided text. Although the source is not document ed, Burlingame Historical Society archivist Jennifer Pfaff believes the note likely references Planning Commission minutes. 7 Larry Rosen, “Burlingame Park bungalow goes beyond ‘normal,’” Peninsula Real Estate Ads, San Francisco Examiner, September 14, 2008. 8 Ibid. 9 Joanne Garrison, Burlingame: Centennial 1908-2008 (Burlingame, CA: Burlingame Historical Society, 2007). 10 Gray Brechin, Imperial San Francisco (Berkeley, CA: University of California Press, 1999), 94. 11 Diane Condon-Wirgler, “Burlingame Park, Burlingame Heights, Glenwood Park,” (Burlingame, CA: Burlingame Historical Society, ca. 2004). State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 11 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L time it was first laid out in 1905, through the early twentieth century building boom, to the present day. In terms of archit ecture, most of the homes in the neighborhood are some variation of Craftsman or various revival styles (often altered). 1520 Ralston Avenue Although no new construction permit application for 1520 Ralston Avenue is on file at the Burlingame Community Development Department, San Mateo County Assessor records date the building to 1921. A water tap record dated March 31, 1922 indicates the date the building was connected to the municipal water system on that date. Because 1520 Ralston was not depicted on the 1921 Sanborn Map Company fire insurance map, the building was likely not completed until late in 1921, or early 1922 (Figure 30). Based on Sanborn maps, aerial photographs, and real estate advertisements, the building footprint was expanded in 1967 and again in 1998. All four facades of the building have been altered. Owner and Occupant History 1520 Ralston Avenue was constructed in 1921-1922 for original owners Harold E. Casey (1889-1964) and Angela E Casey (1892- 1981). Harold Casey was a road contractor who owned his own business, H.E. Casey Co. The company operated as producers and dealers of crushed rock, gravel, and sand.12 Nelson T. Stacy, a secretary at Jasper Stacy Co., owned the subject property after the Caseys between the years 1927 and 1935. Burlingame city directories indicate the property was next owned by police officer Irving B. Smith from 1936 to 1939. Subsequent individuals listed in city directories are not indicated as property owners; they may have been rental tenants or owners who were not recorded properly. J. Leroy Mathias and his wife, Lottie B., resided at 1520 Ralston Avenue in the year 1940. Paul L. Harvey and his wife, Hazel, lived at the property in 1941 and 1942. Nelson T. Stacy, formerly recorded as a property owner of 1520 Ralston, was listed again as an occupant alongside his wife, Florence, from 194 3 to 1946.13 He appears to have changed professional roles since his time at Jasper Stacy Co., and was since listed as a Builder, a Construction Engineer, and a General Controller. Following Nelson and Florence’s period of residency, all subsequent residents of 1520 Ralston Avenue were listed as property owners. Most of these later owners owned the property for a period of less than ten years. William and Mabel Watts were the exception and owned the property from 1963 to 1994. William Watts worked as a salesman of electrical fixtures and passed away in 1986. Mabel, born in London in 1906, began writing children’s books in 1950 and became a successful author who published nearly four dozen books, some of which were printed in foreign languages and even translated into Braille.14 Mabel Watts’ books were largely based on her experiences as a child moving around in England and Canada. Materials (either full typescripts, galleys, and/or dustjackets) for at least eight books are held by the de Grummond Collection at the McCain Library and Archives at the University of Southern Mississippi.15 The de Grummond collection includes: Dozens of Cousins (1950); Henrietta and the Hat (published in Humpty Dumpty Magazine in 1953, published as a book in 1962); Everyone Waits (1959); Something for You, Something for Me (1960); Read Aloud Horse Stories (1961); Weeks and Weeks (1962); The Boy Who Listened to Everyone (1963); The King and the Whirlybird (1969); and Yin Sun and the Lucky Dragon (1969).16 After Watts wrote Dozens of Cousins in 1950, her next five books were authored under the pseudonym Patricia Lynn. Mabel was listed in Who’s Who in American Women and had books displayed in the Metropolitan Museum of Art17. Mabel and William had three children: Patricia, Robert, and Stan. Patricia Watts Babcock gained a percentage of ownership in the Ralston Avenue property at an unknown date between 1980 and 1994, when Mabel died and the property was put back on the market. More recent owners include John and Linda Coll, Jennifer Ann (nee Coll) and Kevin Helmig, Daniel and Alexandra Spyker, LLC FRE470, and Thomas and Barbara Tracy. Kevin Helmig, President of Helmig Construction, appears to have undertaken a major renovation of the property in 1998. The following table outlines the ownership and occupancy history of 1520 Ralston Avenue, compiled from Burlingame city directories, Ancestry.com, and City of Burlingame Ownership Cards on file at the Burlingame Historical Society: 12 Burlingame city directories available at the Burlingame Public Library. 13 It is possible that city directories inaccurately indicated owner vs. renter status and that Nelson Stacy in fact owned the property for the full period and rented it out to various tenants. 14 “Books by Mabel Watts.” Good Reads. Accessed October 15, 2108, https://www.goodreads.com/author/list/1529 02.Mabel_Watts 15 Watts personally donated materials to the de Grummond Collection; research did not uncover a connection to Mississippi. 16 “Mabel Watts Papers,” de Grummond Collection (collection number DG1032), McCain Library and Archives, University of Southern Mississippi. http://www.lib.usm.edu/legacy/degrum/public_html/html/research/findaids/watts.htm 17 “Mabel Watts,” San Mateo Times, October 6, 1994. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 12 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Years of Ownership/Occupation18 Name(s) of Owners (known owners in bold) and Tenants Occupation (if listed) 1922-1926 H. E. Casey (Angela E.) Road Contractor; H.E. Casey Co. (producers of and dealers in crushed rock, gravel and sand) 1927-1935 Nelson T. Stacy (Florence) Secretary at Jasper Stacy Co. 1936-1939 Irving B. Smith Officer 1940 J. Leroy Mathias (Lottie B.) Civil Engineer 1941-1942 Paul L. Harvey (Hazel) Assistant Director of the American Red Cross 1943-1946 Nelson T. Stacy (Florence) General Controller 1947-1956 Herbert H. Plath (Elsie J.) Nurseryman 1958-1962 Edwin C. Welch, Jr. (Nancy) Engineer at Bethlehem Shipyard 1963-1980 William Watts (Mabel) Salesman of Electrical Fixtures Unknown-11/29/1994 Patricia Watts Babcock Trust; William and Mabel Watts Trust 11/29/1994 – 9/26/1995 Jennifer Ann Coll; John W. Coll; Linda M. Coll; Kevin Robert Helmig Kevin: President of Helmig Construction 9/26/1995 – 06/06/2003 Jennifer Ann Helmig (nee Coll); Kevin Robert Helmig Jennifer: Burlingame Cabinet Company 06/06/2003 – 07/18/2005 Daniel A. Spyker; Alexandra M. Spyker N/A 07/18/2005 – 10/15/2008 Daniel A. Spyker Trust; Mary Alexandra Spyker Trust; Daniel A. Spyker and Mary Alexandra Spyker Trust N/A 10/15/2008 – 12/05/2008 FRE 470 LLC N/A 12/05/2008 – Present FRE 470 LLC; Thomas Tracy; Barbara D. Tracy N/A Evaluation: The property at 1520 Ralston Avenue is not currently listed in the National Register of Historic Places (National Register) or the California Register of Historical Resources (California Register). The building does not appear in the California Historical Resources Information System (CHRIS) as of 2012, indicating that no record of previous survey or evaluation is on file with the California Office of Historic Preservation (OHP). The City of Burlingame does not currently have a register of historic properties beyond the Downtown Specific Plan Draft Inventory of Historic Resources (on which the subject property is not listed). Therefore, the property is not listed locally.19 Criterion A/1 (Events) 1520 Ralston Avenue does not appear to be individually eligible for listing in the National Register under Criterion A or in the California Register under Criterion 1 (Events) for its association with any events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The residence was constructed in 1921-1922, during the primary wave of development of Burlingame Park. The subject property is not the earliest on the subject block, nor does its construction appear to be related to subsequent development in the area. Thus, the property does not appear to rise to a level of significance necessary to be individually eligible for the National Register or California Register under Criterion A/1. Criterion B/2 (Persons) 1520 Ralston Avenue does not appear to be individually eligible for listing in the National Register under Criterion B or the California Register under Criterion 2 (Persons). Original owners Harold and Angela Casey do not appear to have made contributions to local, state, or national history such that they would be found significant under Criterion B/2 . Mabel Watts, a prominent children’s book author, published her first book in 1950, 14 years before moving to 1520 Ralston Avenue. Although she continued writing while living at the subject property, it appears as though she achieved professional success well over a de cade before living at 1520 Ralston Avenue. Thus, the subject property does not appear to best represent her significance as a respec ted author. Additional owners and occupants do not appear to have made contributions to local, state, or national history such that they would be found significant under Criterion B/2. Therefore, research indicates that 1520 Ralston Avenue does not appear to be individually eligible for listing under Criterion B/2 (Persons). 18 Years of ownership and occupation are approximate based on Burlingame city directories, public records available through Ancestry.com, and City of Burlingame Ownership Cards on file at the Burlingame Historical Society. These records do not always specify the exac t date of purchase or occupation. For the purpose of this table, only the known years of ownership or occupation are included. 19 Carey & Company, “Inventory of Historic Resources: Burlingame Downtown Specific Plan,” October 6, 2008. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 13 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Criterion C/3 (Architecture) 1520 Ralston Avenue does not appear to be individually eligible for listing in the National Register under Criterion C or the California Register under Criterion 3 (Architecture). The residence at 1520 Ralston Avenue was built in 1921-1922. Any architect, builder or landscape architect that may have been responsible for the design of 1520 Ralston Avenue was not uncovered during the course of research. According to Sanborn Map Company fire insurance maps and the earliest available photographs (from 1958 and 1961), the residence and surrounding landscape do not appear to embody the distinctive characteristics of any particular style and can best be categorized as vernacular. The building has undergone multiple alterations and no longer retains its original footprint or roofline. A number of original windows have been replaced throughout the years, and new openings have been inserted. Furthermore, the original garage was demolished, a swimming pool was installed by 1958, and a new recreational room/garage structure was constructed by 1967. Thus, the property does not appear to be individually eligible for the National Register under Criterion C or the California Register under Criterion 3. Criterion D/4 (Information Potential) The “potential to yield information important to the prehistory or history of California” typically relates to archeological resources, rather than built resources. When National Register Criterion D/California Register Criterion 4 (Information Potential) does relate to built resources, it is for cases when the building itself is the principal source of important construction-related information. The analysis of the property at 1520 Ralston Avenue for eligibility under Criterion D/4 is beyond the scope of this report. Conclusion The residence at 1520 Ralston Avenue was constructed in 1921-1922 within the Burlingame Park neighborhood. The subject property was not found to be significant for any events that have made a significant contribution to the broad patterns of lo cal or regional history, or the cultural heritage of California or the United States or any significant persons. The architect, builder, and/or landscape architect of the property are unknown. Available map and photographic evidence indicates the building and its surrounding landscape do not appear to embody the distinctive characteristics of any particular style and can best be categorized as vernacular. Furthermore, the residence has been significantly altered and expanded overtime. As such, the California Historical Resource Status Code (CHRSC) of “6Z” has been assigned to the property, meaning that it was “Found ineligible for NR, CR or Local designation through survey evaluation.”20 This conclusion does not address whether the building would qualify as a contributor to a potential historic district. A cursory inspection of the surrounding area of Burlingame Park reveals a high concentration of early-twentieth-century residences that warrant further study. However, additional research and evaluation of the Burlingame Park neighborhood as a whole would need to be conducted to verify the neighborhood’s eligibility as a historic district. 20 California State Office of Historic Preservation, Department of Parks and Recreation, “Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory” (Sacramento, November 2004), 5. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 14 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L *B12. References: “Books by Mabel Watts.” Good Reads. Accessed October 15, 2018, https://www.goodreads.com/author/list/152902.Mabel_Watts Brechin, Gray. Imperial San Francisco. Berkeley, CA: University of California Press, 1999. Burlingame Community Development Department, Building Permit Records, 1520 Ralston Avenue, Burlingame, CA. Burlingame City Directories, 1920-1980. Available at the Burlingame Public Library. Burlingame Historical Society, City of Burlingame Ownership Cards. Burlingame Historical Society. Water Tap Record. 1520 Ralston Avenue, Burlingame, CA. March 31, 1922. California State Office of Historic Preservation Department of Parks and Recreation. “Technical Assistance Bulletin #8: User’s Guide to the California Historical Resource Status Codes & Historical Resource Inventory Directory.” Sacramento, November 2004. Carey & Company. “Inventory of Historic Resources: Burlingame Downtown Specific Plan.” Prepared for the City of Burlingame. October 6, 2008. City of Burlingame. “Preliminary Historic Resources Inventory: City of Burlingame.” Reviewed by the Planning Commission. July 26, 1982. Condon-Wirgler, Diane. “Burlingame Park, Burlingame Heights, Glenwood Park.” Burlingame, CA: Burlingame Historical Society. ca. 2004. “Explore the History of Burlingame.” Burlingame Historical Society. Accessed October 15, 2018, https://burlingamehistory.org/history-of-burlingame/. Garrison, Joanne. Burlingame: Centennial 1908-2008. Burlingame, CA: Burlingame Historical Society, 2007. “Mabel Watts” San Mateo Times. October 6, 1994. “Mabel Watts Papers.” De Grummond Collection (collection number DG1032). McCain Library and Archives, University of Southern Mississippi. http://www.lib.usm.edu/legacy/degrum/public_html/html/research/findaids/watts.htm McAlester, Virginia & Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2015. Rosen, Larry. “Burlingame Park bungalow goes beyond ‘normal.’” Peninsula Real Estate Ads, San Francisco Examiner. September 14, 2008. San Mateo County Assessor-County Clerk-Recorder. Assessor Property Maps. San Mateo County Assessor-County Clerk-Recorder. Grantor-Grantee Index. San Mateo County Assessor-County Clerk-Recorder Property Maps Portal. Accessed October 15, 2018, http://maps.smcgov.org/GE_4_4_0_Html5Viewer_2_5_0_public/?viewer=raster. Sanborn Map Company. Insurance Maps of Burlingame, San Mateo County, California. March 1921, Sheet 22 and March 1921 - November 1949, Sheet 22. Available through the San Francisco Public Library. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 15 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Historic Maps and Drawings: Figure 28. Water tap record for 1520 Ralston Avenue. Source: Burlingame Historical Society. Figure 29. Assessor’s Map, County of San Mateo, Calif., Burlingame Hills. Subject property shaded orange. Source: San Mateo County Assessor-County Clerk-Recorder Property Maps Portal. Edited by Page & Turnbull. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 16 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 30. 1921 Sanborn fire insurance map. Subject property boundary shaded orange. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 31: 1520 Ralston Avenue, aerial view (1941). Subject property boundary shaded orange. A former detached garage (demolished between 1949 and 1958) is visible at the far west property corner. Source: Aerial photograph of Burlingame, Flight C-6660, Frame 355, Fairchild Aerial Surveys, March 22, 1941. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 17 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 32: 1949 Sanborn fire insurance map. Subject property boundary shaded orange. Source: San Francisco Public Library. Edited by Page & Turnbull. Figure 33: 1958 photograph of 1520 Ralston Avenue, looking northwest. Source: Burlingame Historical Society. Figure 34: 1958 photograph of 1520 Ralston Avenue, looking southeast. Burlingame Historical Society. State of California ⎯ The Resources Agency Primary # _____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI # ________________________________________________ CONTINUATION SHEET Trinomial _____________________________________________ Page 18 of 18 Resource Name or # 1520 Ralston Avenue *Recorded by Page & Turnbull, Inc. *Date September 28, 2018  Continuation  Update DPR 523L Figure 35: 1961 photograph of 1520 Ralston Avenue, looking northwest. Source: Burlingame Historical Society. Figure 36: 1995 Planning Commission Meeting Minute notes.21 Source: Burlingame Historical Society. Figure 37: 2003 photograph of 1520 Ralston Avenue, looking northwest. Source: Burlingame Historical Society. Figure 38: 2003 photograph of 1520 Ralston Avenue, looking Source: Burlingame Historical Society. 21 The source of this notecard is not documented, but Burlingame Historical Society archivist Jennifer Pfaff believes the note l ikely references Planning Commission minutes. Item No. 9e Design Review Study City of Burlingame Design Review Address: 1319 Capuchino Avenue Meeting Date: August 26, 2019 Request: Application for Design Review for a new, two-story single family dwelling with a detached garage. Applicant and Designer: James Chu, Chu Design Associates APN: 026-086-090 Property Owner: Patrick Gilson Lot Area: 6,000 SF General Plan: Low Density Residential Zoning: R-1 Project Description: The applicant is proposing to demolish an existing one -story single family dwelling and detached garage to build a new, two-story single family dwelling with a detached garage. The proposed house will have a total floor area of 3,311 SF (0.55 FAR) where 3,335 SF (0.56 FAR) is the maximum allowed (including a 126 SF covered front porch exemption). The new single family dwelling will contain four bedrooms. Two parking spaces, one of which must be covered, are required on-site. One covered parking space is provided in the detached garage (14’-4” x 20’-4” clear interior dimensions) and one uncovered parking space (9’ x 20’) is provided in the driveway. Therefore, the project is in compliance with off-street parking requirements. The applicant submitted an arborist report, which was prepared by Kielty Arborist Services, dated June 20, 2019 (attached). At the time the report was prepared, it included an evaluation of four existing trees, including a 12.3- inch diameter Coast live oak, an 8.4 -inch diameter Acacia, a 48-inch diameter Redwood, and a 28-inch diameter Silver maple (street tree). Since then, the existing Redwood tree was removed with a Protected Tree Removal Permit, which was issued by the Parks Division in July 24, 2019. The arborist report notes that the Redwood tree had poor form and that a past topping had resulted in a codominant tree subject to breaking. The applicant is proposing to remove the remaining existing trees on the subject property, which are not of protected size. The arborist report recommends removal of these trees due to their poor form . The existing street tree will remain and will be protected as recommended on the arborist report. The proposed Landscape Plan shows a total of seven, 24-inch box landscape trees to be planted throughout the site. All other Zoning Code requirements have been met. The applicant is requesting the following a pplication:  Design Review for a new, two-story single family dwelling and detached garage (C.S. 25.57.010 (a)(1)). This space intentionally left blank. Design Review 1319 Capuchino Ave 2 1319 Capuchino Ave Lot Area: 6,000 SF Plans date stamped: August 26, 2019 PROPOSED ALLOWED/REQUIRED Front Setback (1st flr): (2nd flr): 18’-6” 20’-0” 18’-3” (block average) 20’-0” Side Setback (left): (right): 6’-6” 9’-6” 4'-0" 4’-0” Rear Setback (1st flr): (2nd flr): 27’-3” 41’-0” 15'-0" 20'-0" Lot Coverage: 2,155 SF 36% 2,400 SF 40% FAR: 3,311 SF 0.55 FAR 3,335 SF 0.56 FAR # of bedrooms: 4 --- Off-Street Parking: 1 covered (14'-4” x 20'-4” clear interior) 1 uncovered (9' x 20') 1 covered (10' x 20' clear interior) 1 uncovered (9' x 20') Building Height: 27’-4” 30'-0" DH Envelope: Complies2 CS 25.26.075 1 (0.32 x 6,000) + 1,100 SF + 315 SF = 3,335 SF (0.56) FAR 2 The proposed second story encroachment into DHE complies with window enclosure exception (CS 25.26.075 (b)(2)). Summary of Proposed Exterior Materials:  Windows: wood casement windows, full divided lite with wood trim and dual glazing.  Doors: wood and full divided light clad wood doors on house; wood garage door.  Siding: vertical barn siding.  Roof: standing seam metal roof.  Other: stucco chimney, wood columns, and wood outriggers. Staff Comments: None. Design Review Criteria: The criteria for design review as established in Ordinance No. 1591 adopted by the Council on April 20, 1998 are outlined as follows: 1. Compatibility of the architectural style with that of the existing character of the neighborhood; 2. Respect for the parking and garage patterns in the neighborhood; 3. Architectural style and mass and bulk of structure; 4. Interface of the proposed structure with the structures on adjacent properties; and 5. Landscaping and its proportion to mass and bulk of structural components. Michelle Markiewicz Assistant Planner Design Review 1319 Capuchino Ave 3 c. Patrick Gilson, property owner James Chu, Chu Design Associates, applicant and designer Attachments: Application to the Planning Commission Arborist Report, prepared by Kielty Arborist Services, dated June 20, 2019 Notice of Public Hearing – Mailed August 16, 2019 Area Map 27.527.527.027.027.026.526.025.5N 36°45'31" E 120.00'N 36°45'31" E 120.00'S 53°15'46" E 50.00'S 53°15'46" E 50.00'36"MAPLE48"REDWOOD6" TREE12"OAK136167179393156563775563874488888888888888888885ABCCCG1G1BC222RESIDENCE(N)CAPUCHINO A V E N U E50' R.O.W.RESIDENCEADJACENTRESIDENCEADJACENTRESIDENCEADJACENT(E) WATERMETER(E) CONCRETE SIDEWALKOUTLINE OF (E)HOUSE TO BEREMOVED(E) TREE TO BEREMOVED(N) 6'-0" SOLIDWOOD FENCINGPLUS 12" LATTICE*SEE ARBORIST REPORT(N) 6'-0" SOLIDWOOD FENCINGPLUS 12" LATTICE(N) 6'-0" SOLIDWOOD FENCINGPLUS 12" LATTICE(N)STONEPATIOGARAGE(N)(N)STONEPATIO(N)UNIT PAVERDRIVEWAYCONCRETE(N)UNIT PAVERDRIVEWAYCONCRETEOUTLINE OF (E)GARAGE TO BEREMOVED(E) UTILITY POLE (N) STONELANDING / PATH(E) REDWOOD TREE TO BE REMOVED(N) STONEPORCH / STEPSWALK(N)LAWN(N)LAWN(E) MAPLE TREETO REMAIN(E) CONCRETEDRIVEWAY APPROACH*REPAIR / REPLACEAS NEEDED PERTOWN SPECS / STDSTO REMAIN(N) GROUNDCOVER(N) 6' SOLID WOODFENCING W/ GATE(N) GRAVEL WALKWAY *SEE ARBORIST REPORT(N) GRAVEL WALKWAY(N) STONE STEPS(N) SPECIMEN TREE(N) STONE STEPS(N) EVERGREENPRIVACY HEDGE(N) EVERGREENSCREEN TREE(N)LAWN(N) STEPPINGSTONES(N) STEPPINGSTONES(E) HEDGE 107/29/19M.C.L1.0DATE:SEPTEMBER 19, 2016SCALE: 1/8" = 1'-0"LANDSCAPE PLANTITLE:SHEET NO:PLANLANDSCAPEREVISIONSNEW RESIDENCE 1319 CAPUCHINO AVE BURLINGAME, CALIFORNIA PLANTING NOTES1. LANDSCAPE CONTRACTOR SHALL VERIFY PLANT AND SOD QUANTITIES PRIOR TO SUBMITTING BID FOR WORK.2. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST STANDARDS OF NURSERY STOCK, PUBLISHED BY THE AMERICAN NURSERY & LANDSCAPEASSOCIATION.3. PLANT MATERIAL CANNOT BE GUARANTEED AS DEER RESISTANT DUE TO CHANGING HABITS OF DEER.4. ALL PLANTING AREAS SHALL BE COVERED WITH A LAYER OF BARK MULCH TO A MINIMUM DEPTH OF 2 INCHES, WITH A CHIP SIZE OF NO LESS THANONE INCH. A 2 INCH LAYER OF GREENWASTE MULCH UNDER THE BARK MULCH IS RECOMMENDED.5. SOIL AMENDMENTS SHALL BE USED AS NECESSARY. SOIL AMENDMENT SHALL BE FREE OF DEBRIS. ROCKS LARGER THAN ONE INCH DIAMETERWILL NOT BE PERMITTED. SOIL AMENDMENTS ARE NOT PERMITTED IN TYPICAL NATIVE PLANT LANDSCAPE AREAS.6. PLANTING HOLES SHALL GENERALLY BE 2x - 3x THE SIZE OF THE ROOT BALL. THE WALLS AND BASES OF PLANT HOLES SHALL BE SCARIFIED. HOLESSHALL BE BACKFILLED WITH 5% ORGANIC COMPOST & 95% EXISTING SOIL. PLANTING HOLES OF NATIVE PLANT MATERIAL SHOULD BE INOCULATEDWITH MYCORRHIZAL FUNGI, PER MANUFACTURER'S SPECS.7. TREES SHALL BE STAKED WITH TWO PRESSURE TREATED 2" DIA. POLES. TREE TRUNK SHALL BE SECURED WITH TWO RUBBER TIES OR STRAPSFORMING A FIGURE-EIGHT BETWEEN TRUNK AND STAKE.8. RESIDUAL WEED PRE-EMERGENT SHALL BE APPLIED BY THE CONTRACTOR AS NECESSARY. APPLICATION SHALL BE ACCORDING TOMANUFACTURER'S INSTRUCTIONS.9. LAWN SHALL NOT BE INSTALLED ON SLOPES GREATER THAN 25%. ALL TURF AREAS SHALL BE FERTILIZED AT TIME OF INSTALLATION.1 2 1 0 4 (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.PROPERTY LINEPROPERTY LINE(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG. (E) FIN. CLNG. AVE. GRADE EL. = +50.95' MAX. HEIGHT EL. = +78.55'9'-0"8'-0"12'-0"VARIES8'-0"12'-0"45° 45°25'-1"4'-11"(E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.PROPERTY LINEPROPERTY LINE9'-0"8'-0"45°12'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9'29'-5 1/2"AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"AVE. GRADE EL. = +50.95'12'-0"45° MAX. HEIGHT EL. = +78.55' 2 1 0 4 12 5 12 5 12 4 1'-4" TYP.6 1/2"PROPERTY LINEPROPERTY LINE(E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG. (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2'8'-0"VARIES(E) FIN. CLNG. AVERAGE T.O. CURB EL. = +48.55' 45°12'-0"AVE. GRADE EL. = +50.95' AVE. GRADE EL. = +54.9' 45°12'-0"MAX. HEIGHT EL. = +78.55' 12 4 12 4 29'-5 1/2"6 1/2"12 5 12 5 SCALE 21/4" = 1'-0"REAR ELEVATION (PROPOSED) SCALE 31/4" = 1'-0"REAR ELEVATION (EXISTING) SCALE 81/4" = 1'-0"FRONT ELEVATION (PROPOSED) SCALE 91/4" = 1'-0"FRONT ELEVATION (EXISTING)PROPERTY LINEPROPERTY LINE(E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG. (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG. (E) FIN. FL. EL. = +54.2' (E) FIN. CLNG. AVERAGE T.O. CURB EL. = +48.55' AVE. GRADE EL. = +50.95' AVE. GRADE EL. = +54.9' MAX. HEIGHT EL. = +78.55'9'-0"8'-0"8'-0"VARIES12'-0"12'-0"45° 45°25'-1"4'-11"ALUMINUM CLAD WOOD INSULATED WINDOWS WITH SIMULATED TRUE DIVIDED LITES (TYP. U.O.N.) WOOD GARAGE DOOR WITH GLASS LITES, PAINTED 4 INCH HIGH BRASS BUILDING ADDRESS NUMBERS EXTERNALLY ILLUMINATED BY LANDSCAPE FLOOD CONTROLLED BY TIMER WD. BOARD & BATTEN SIDING, PAINTED (TYP. AS SHOWN) 2 X 8 WOOD FASCIA, PAINTED (TYP.) CONNECTICUT BLUESTONE LEDGESTONE PLANTER WALL AND STAIR RISERS WITH SOLID STONE WALL CAPS AND TREADS 8X8 WOOD CLAD POST, PAINTED (TYP.) 2X8 WOOD BELLY BAND, PAINTED (TYP. BETWEEN SIDING TYPES) ASPHALT COMPOSITION SHINGLE ROOFING (TYP.AS SHOWN) WOOD SIDING, PAINTED (TYP. AS SHOWN) STANDING SEAM METAL ROOF (TYP. AS SHOWN) CHIMNEY SHROUD TO MATCH METAL ROOF WOOD BOARD & BATTEN SIDING, PAINTED (TYP.AS SHOWN) WOOD DOOR WITH GLASS LITE, PAINTED ALUMINUM CLAD WOOD SLIDING DOORS WITH SIMULATED TRUE DIVIDED LITES (TYP. U.O.N.) 6X WOOD BRACKET, PAINTED (TYP. OF 2) DOWNSPOUTS AND GUTTERS, TO MATCH METAL ROOF (TYP.) CHIMNEY SHROUD TO MATCH METAL ROOF WOOD SIDING, PAINTED (TYP. AS SHOWN) WALL SCONCE, 40 WATT. MAX. (TYP. AS SHOWN)EXTERIOR ELEVATIONSA3.1 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 1 1 11 SCALE 21/4" = 1'-0"RIGHT SIDE ELEVATION (PROPOSED) SCALE 31/4" = 1'-0"RIGHT SIDE ELEVATION (EXISTING) (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVERAGE T.O. CURB EL. = +48.55' MAX. HEIGHT EL. = +78.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"AVE. GRADE EL. = +50.95'25'-1"4'-11"(E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"(E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +50.95'29'-5 1/2"AVERAGE T.O. CURB EL. = +48.55' MAX. HEIGHT EL. = +78.55' 12 4 6 1/2"12 5 12 5 ALUMINUM CLAD WOOD INSULATED WINDOWS WITH SIMULATED TRUE DIVIDED LITES (TYP. U.O.N.) STANDING SEAM METAL ROOF (TYP. AS SHOWN) 2X8 WOOD BELLY BAND, PAINTED (TYP. BETWEEN SIDING TYPES) 2 X 8 WOOD FASCIA, PAINTED (TYP.) WD. BOARD & BATTEN SIDING, PAINTED (TYP.AS SHOWN) DOWNSPOUTS AND GUTTERS, TO MATCH METAL ROOF (TYP.) CONNECTICUT BLUESTONE LEDGESTONE PLANTER WALL AND STAIR RISERS WITH SOLID STONE WALL CAPS AND TREADS WOOD PANELING BETWEEN STACKED WINDOWS, PAINTED TO MATCH TRIM (TYP. AS SHOWN) WOOD SIDING, PAINTED (TYP. AS SHOWN) ASPHALT COMPOSITION SHINGLE ROOFING (TYP. AS SHOWN) DIRECT VENT GAS FIREPLACE BED 1 EGRESS OPENING 2'-6" W X 4'-6" H = 7.35 NSF CLR. E E BED 2 AND DEN EGRESS OPENINGS 2'-6" W X 4'-6" H = 7.35 NSF CLR. EA. E EXTERIOR ELEVATIONSA3.2 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 1 1 1 1 AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"(E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' OPEN TO BEYOND 29'-5 1/2"MAX. HEIGHT EL. = +78.55' 12 4 12 5 12 3.5 8'-0"2'-0"6 1/2"12 5 12 5 12 4 OPEN TO BEYOND (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"MAX. HEIGHT EL. = +78.55'25'-1"4'-11"SCALE 21/4" = 1'-0"LEFT SIDE ELEVATION (PROPOSED) SCALE 31/4" = 1'-0"LEFT SIDE ELEVATION (EXISTING) ALUMINUM CLAD WOOD INSULATED WINDOWS WITH SIMULATED TRUE DIVIDED LITES (TYP. U.O.N.) STANDING SEAM METAL ROOF (TYP. AS SHOWN) 2 X 8 WOOD FASCIA, PAINTED (TYP.) WD. BOARD & BATTEN SIDING, PAINTED (TYP.AS SHOWN) DOWNSPOUTS AND GUTTERS, TO MATCH METAL ROOF (TYP.) WOOD SIDING, PAINTED (TYP. AS SHOWN) ASPHALT COMPOSITION SHINGLE ROOFING (TYP. AS SHOWN) 8X8 WOOD CLAD POST, PAINTED (TYP.) CHIMNEY SHROUD TO MATCH METAL ROOF MASTER BED EGRESS OPENING 2'-6" W X 4'-6" H = 7.35 NSF CLR. BED 3 EGRESS OPENING 2'-6" W X 4'-6" H = 7.35 NSF CLR. EE EXTERIOR ELEVATIONSA3.3 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 1 1 1 1 (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.PROPERTY LINEPROPERTY LINE9'-0"8'-0"45°12'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"AVE. GRADE EL. = +50.95'12'-0"45° 12 4 12 5 12 5 29'-5 1/2"STUDY GARAGE BATH 1 BED 3 OPEN TO BEYOND SCALE 21/4" = 1'-0"SECTION A-A SCALE 31/4" = 1'-0"SECTION B-B (E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.PROPERTY LINEPROPERTY LINE9'-0"8'-0"45°12'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"AVE. GRADE EL. = +50.95'12'-0"45° MAX. HEIGHT EL. = +78.55' 12 4 12 5 12 5 29'-5 1/2"6 1/2"KITCHEN FAMILY MASTER BED MASTER BATH BUILDING SECTIONSA4.1 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"(E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' MAX. HEIGHT EL. = +78.55' 12 3.5 8'-0"2'-0"12 5 12 5 29'-5 1/2"6 1/2"MASTER BED BATH 2 BED 3 DININGBREAKFASTKITCHEN STUDY PORCH SCALE 21/4" = 1'-0"SECTION C-C SCALE 31/4" = 1'-0"SECTION D-D AVERAGE T.O. CURB EL. = +48.55' (E) FIN. FL. (E) FIN. FL. (E) FIN. CLNG.VARIES(E) FIN. CLNG.8'-0"(E) FIN. CLNG. (E) FIN. FL. (E) FIN. CLNG.9'-0"8'-0"(E) FIN. FL. EL. = +54.2' AVE. GRADE EL. = +54.9' MAX. HEIGHT EL. = +78.55' 12 4 12 5 12 5 29'-5 1/2"6 1/2"MASTER BATH LAUNDRY BED 1 DEN PATIO FAMILY GARAGE BUILDING SECTIONSA4.2 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 SCALE 31/4" = 1'-0"ROOF PLAN (PROPOSED) 5:12 4:12 5:12 1.25:124:124:124:12 5:12 5:125:125:125:12 5:12 5:123.5:124:124:125:12 5:12 5:125:12SCALE 91/4" = 1'-0"DEMO ROOF PLAN 4:12 4:12 4:12 4:12 4:12 4:124:124:124:124:124:124:124:12N R N R NOTES: 1. ALL AIR DUCTS, PLUMBING VENTS AND FLUES SHALL BE COMBINED, WHERE POSSIBLE, TO A SINGLE TERMINATION AND INSTALLED ON THE PORTIONS OF THE ROOF NOT VISIBLE FROM THE STREET. 2. ROOF EAVES WILL NOT PROJECT WITHIN TWO FEET OF THE PROPERTY LINE. 3. WHERE THE PROPERTY LINE IS LESS THAN TEN FEET FROM THE EXIT TERMINAL OF ANY NEWLY INSTALLED OR REPLACEMENT HIGH EFFICIENCY MECHANICAL EQUIPMENT, THE PIPE SIZE OF THE FINAL TEN FEET OF ANY TERMINAL MUST BE INCREASED TO THREE INCHES OR, AS AN ALTERNATIVE, MANUFACTER-APPROVED BAFFLES MUST BE INSTALLED. 4. ALL MECHANICAL AND PLUMBING VENTS TO BE A MINIMUM 3 FEET ABOVE OR 10 FEET WAY FROM ALL VENTING SKYLIGHTS. BATHROOM FANS ARE PERMITTED TO BE 3 FEET AWAY. 2013 CMC 504.5, 2013 CPC 906.2. 2 A3.2 8 A3.1 2 A3.3 33'-10 1/2"43'-2 1/2" 18'-8"57'-7 1/2"C A4.2 PROPERTY LINEC 16'-8"2.1 1EXTENT OF STRUCT. 4'-1" 16'-6"7'-1"2.1 1 C2 A3.1 33 44 55 B B A.2 A.2 PROPERTY LINESETBACK LINE (4'-0")SETBACK LINE (4'-0")3 A3.2 9 A3.1 3 A3.3 11'-7"45'-5 1/2"PROPERTY LINEC 33'-10 1/2"2.2EXTENT OF STRUCT.2.2 C3 A3.1 33 44 55 B B A.1 A.1 PROPERTY LINE2'-8 1/2" 7'-2 1/2"17'-4" 44'-2 1/2" 18'-8" 3'-1"2'-8 1/2" 7'-2 1/2"18'-4" 2'-3 1/2"17'-6"4'-7"3'-3 1/2"36'-4"4'-7"45'-5 1/2"22'-6"15'-9"7'-2 1/2"57'-7 1/2"27'-7"15'-9"7'-2 1/2"7'-1"68'-5"TO REARPROPERTYLINE24'-0"TO FRONTPROPERTYLINE80'-6"TO REARPROPERTYLINE24'-0"TO FRONTPROPERTYLINE2'-4" 1'-0"5'-0"1'-8 1/2"5'-0"1'-0"1'-0"SETBACK LINE (8'-9")SETBACK LINE (4'-9-1/2")SETBACK LINE (4'-0")SETBACK LINE (4'-0")SETBACK LINE (8'-9")SETBACK LINE (4'-9-1/2")@ UPPER SPLIT LEVEL ONLY@ UPPER SPLIT LEVEL ONLY@ UPPER SPLIT LEVEL ONLY@ UPPER SPLIT LEVEL ONLYA A4.1 A A4.1 B A4.1 B A4.1 C A4.2 D A4.2 D A4.2 STANDING SEAM METAL ROOF (TYP. AS SHOWN) 50 YEAR CLASS 'A' COMP. SHINGLE ROOF OVER 30 LB FELT OVER 1/2" OSB THERMOSTATIC RADIANT BARRIER SHEATHING MANUF: CERTAINTEED PRODUCT: LANDMARK TL COLOR: MOIRE BLACK (TYP. AS SHOWN) GUTTER AND DOWNSPOUT (TYP. AS SHOWN)HATCH INDICATES EXISTING ROOF FRAMING TO BE REMOVED 30"X30" APPROX. GLASS SKYLIGHT, VELUX OR EQUAL (TYP. OF 3)ROOF PLANSA2.3 JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191 EL. = +51.0' +53.75'555 6 57 58 59 5555 5049504946 474850 514 9 484 7 51 E W S G S EL. = +59.1'EL. = +54.6'EL. = +50.7'EL. = +47.3'EL. = +47.0'T.O. CURBEL. = +54.0' PATIO EL. = +50.1'T.O. CURBBROADWAY50.00'S 34°56'00" W150.00' S 55°01'51" E DN 24'-0" 31'-2"2'-9"+50.0' DN DN 4'-0"+53.125' T.O. PLANTER WALL 50.00'N 34°56'00" E+53.0' PLANTER54150.00' N 55°01'51" W 2'-8 1/2"6'-4 1/2"3'-1"4'-1"+55.5' T.O. WALL SEATING 5454 535251+55.75' T.O. PORCH WALL A/C +53.6'555 6 57 58 59 5354 5555 54 53525049504946 474850 51524 9 484 7 51 E W i S G S EL. = +59.1'EL. = +54.6'EL. = +50.7'EL. = +47.3'EL. = +47.0'T.O. CURBEL. = +54.6' WOOD DECK EL. = +50.1'T.O. CURBBROADWAY50.00'N 34°56'00" E50.00'S 34°56'00" W150.00' N 55°01'51" W 150.00' S 55°01'51" E DN2'-8 1/2"3'-1"24'-0" 31'-2"2'-9"6'-4 1/2"EL. = +54.0' WOOD DECK 1'-4 1/2"3'-0 1/2"+50.3' STONE WALL MASONRY WALL GRAVEL CONCRETE WALL FENCE PROPERTY LINE EASEMENT G HB GAS BIB HOSE BIB G E GAS METER WATER METER AIR CONDITIONING COMPRESSOR ELECTRIC METER W AC SEWER CLEANOUTS OVERHEAD ELECTRIC LINE UNDERGROUND ELECTRIC LINEUE OE WATER SERVICE WITH FIRE SYSTEMF SEWER LINE GAS LINE WATER LINE SINGLE LEVEL FOOTPRINT LOWER SPLIT LEVEL FOOTPRINT UPPER SPLIT LEVEL FOOTPRINT PROPOSED (N) FOOTPRINT DEMO (E) FOOTPRINT CONNECTICUT BLUESTONE PAVERS CONNECTICUT FLAGSTONE PAVERS SCALE 3N/ASITE KEYSCALE 1/8" = 1'-0"6 SCALE 2N/A N R SITE AND LANDSCAPE PLAN (PROPOSED) WATER SVC. WITH FIRE SYST. SCALE 1N/A SCALE 1/8" = 1'-0"5 N R DEMO SITE PLAN FIRE DEPT. NOTES 1. FIRE SPRINKLERS SHALL BE SUBMITTED UNDER SEPARATE PERMIT THROUGH THE FIRE DEPARTMENT FOR APPROVAL PRIOR TO INSTALLATION. 2. MINIMUM 1" WATER METER REQUIRED. 3. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX B. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THEN 3,600 SQ.FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY BE REDUCED BY 50%. CONTACT BURLINGAME ENGINEERING DEPARTMENT. ALL BACKFLOW PREVENTION ASSEMBLIES MUST BE APPROVED BY THE UNIVERSITY OF SOUTHERN CALIFORNIA (USC) AND TESTED BY A SAN MATEO COUNTY CERTIFIED TESTER BEFORE APPROVAL OF THE WATER SYSTEM. SEE THE SAN MATEO COUNTY WEB SITE FOR APPROVED LIST OF CERTIFIED TESTERS AT HTTP://SMCHEALTH.ORG/NODE/426. FOR ADDITIONAL INFORMATION ON USC APPROVED DEVICES PLEASE CALL THE WATER DIVISION AT (650) 558-7670. PLEASE COMPLETE THE "WATER DEMAND WORKSHEET" FOR DETERMINING THE WATER SERVICE AND METER SIZE. THE WORKSHEET IS AVAILABLE AT THE BUILDING DEPARTMENT OR ON THE CITY OF BURLINGAME WEB SITE AT WWW.BURLINGAME.ORG/INDEX.ASPX?PAGE=125. CONTRACTOR TO PROVIDE 1" WATER METER. CONTRACTOR TO PROVIDE 2" COPPER L SERVICE TO BUILDING HOSE BIB WITH VACUUM BREAKER PRESSURE REDUCING VALVE (IF NEEDED) HOUSE VALVE BACKFLOW PREVENTION ASSEMBLY BACKFLOW PREVENTION ASSEMBLY SEE NOTE TO IRRIGATION SYSTEM TO DOMESTIC METER WATER MAIN NOTE: 1. REMOVE DOUBLE CHECK VALVE HANDLES AND STORE IN SPARE HEAD BOX. EL. = +54.2' FIN. FL. EL. = +50.2' GARAGE SLAB EL. = +54.2' FIN. FL. EL. = +50.2' GARAGE SLAB EXISTING SINGLE-FAMILY RESIDENCE 2104 EXISTING ACCESSORY STRUCTURE EXISTING ACCESSORY STRUCTURE EXISTING ACCESSORY STRUCTURE EXISTING SINGLE-FAMILY RESIDENCE 2108 EXISTING SINGLE-FAMILY RESIDENCE 2104 EXISTING ACCESSORY STRUCTURE EXISTING ACCESSORY STRUCTURE EXISTING ACCESSORY STRUCTURE EXISTING SINGLE-FAMILY RESIDENCE 2108 FIRE SPRINKLER ALARM BELL BOX WITHIN FIRST FIVE FEET OF HOUSE. SEE DETAIL 2/A1.1 FOR SCHEMATIC OF WATER LINE DIAGRAM. (N) WOOD FENCE TO MATCH ADJACENT (E) WOOD FENCE. - MAX. 6' HIGH WITH 1' TRELLIS (7' OVERALL) NOTE: ALL EXISTING TREES TO REMAIN UNLESS OTHERWISE NOTED. PRIVACY SCREENING (TYP. AS SHOWN) REMOVE AND REPLACE ALL CURB, GUTTER, DRIVEWAY AND SIDEWALK FRONTING SITE. SEE PUBLIC WORKS DIV. NOTE #11, SHEET A0.1. JOB# 1803 PLANNING SETBurlingame, CA 940102104 BroadwayBowler Residence05 JUN 2019 COPYRIGHT © 2019 Davis Architecture30 JUL 20191SITE PLANSA1.1 1